remained widespread in the Region. Such zoning is gen-
erally undesirable insofar as it tends to destroy aesthetic
values along arterial streets; to encourage indiscriminate
outdoor advertising: to create traffic hazards and conges-
tion; and to promote scattered development.
Third, the 1985 analysis found that despite the substan-
tial reduction noted above, many outlying areas of the
Region-including areas of highly productive farmland-
remained in agricultural zoning districts which permit
residential development at a density of less than one
dwelling unit per five acres. Low-density residential
development in rural areas tends to be disruptive to
farming operations, contributes to an urban sprawl pattern
of development, and destroys rural character. The analysis
concluded that continued efforts are needed to replace
nominal agricultural districts which allow low-density
residential development with exclusive agricultural zoning
districts or rural-density residential districts which limit
development to a density of no more than one dwelling
unit per five acres.
Fourth, the 1985 analysis found that while most lowland
areas within the environmental corridors and isolated
natural resource areas have been effectively protected
from incompatible urban development through floodland
zoning, shoreland-wetland zoning, and other lowland
conservancy zoning, many upland areas were not protected
by zoning and remained vulnerable to urban encroach-
ment. The analysis noted the need for efforts to increase
the protection of upland environmentally sensitive areas.
Land Division Controls
Land division controls are of particular importance to plan
implementation since decisions concerning the division
of land are among the first official activities involving
public policy as it applies to future development. Basic
regulations governing the division of land are set forth in
Chapter 236 of the Wisconsin Statutes. Chapter 236
defines the term "subdivision" as a division of a lot, parcel,
or tract of land where the act of division creates five or
more parcels or building sites of one and one-half acres
each or less in area--or where five or more parcels or
building sites of one and one-half acres each or less in area
are created by successive divisions within a period of
five years. Chapter 236 requires that any division of land
which results in a subdivision shall be, and provides that
any other division may be, surveyed and a plat thereof
approved and recorded. Chapter 236 empowers cities,
villages, towns, and counties which have established
planning agencies to adopt land division ordinances which
are more restrictive than the Wisconsin Statutes, enabling
county and local units of government to regulate all
land divisions.

Section 236.10 of the Wisconsin Statutes indicates
that a plat may not be recorded unless approved by
the following:
*  If within a city or village: the governing body of the
city or village.
*  If within a town, outside the extraterritorial plat
approval jurisdiction area of a city or village: the
town board and the county planning agency, if there
is one.
*  If within a town, inside the extraterritorial plat
approval jurisdiction area of a city or village: the
town board; the governing body of the concerned
city or village, if it has adopted a land division
ordinance or an official map; and the county plan-
ning agency if that agency employs full-time staff
for the purpose of administering zoning or other
planning legislation.
Section 236.12 identifies certain other agencies as having
the power to object to a plat. A plat may not be approved
until any objections have been satisfied. Section 236.12
designates two State agencies, the Wisconsin Departments
of Commerce and Transportation, as objecting agencies.
County planning agencies are objecting agencies to plats
located in cities and villages provided that they employ
full-time staff for the purpose of administering planning
legislation and provided further that they adopt a policy
requiring submission of plats to the planning agency.
County planning agencies review proposed plats for poten-
tial conflicts with parks, parkways, expressways, major
highways, airports, drainage channels, schools, or other
planned public developments.
As noted above, cities, villages, towns, and counties which
have established planning agencies are authorized to
adopt land division ordinances more restrictive than the
provisions of Chapter 236. For example, county and local
ordinances may adopt a more inclusive definition of
the term "subdivision" and may require the recording of
certified surveys for land divisions not defined as sub-
divisions. Such ordinances may establish design guidelines
and public improvement requirements consistent with
local development objectives. Local units of government
may choose to integrate the local regulation of condo-
minium developments, as defined under Chapter 703 of
the Wisconsin Statutes, into comprehensive land division
and land development control ordinances.
County and local units of government should use the
regional land use plan and county and local refinements
of that plan as a basis for the review of proposed land

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