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HomeMy WebLinkAbout2016/03/14 - ADMIN - Agenda Packets - City Council - Study SessionAGENDA MARCH 14, 2016 CITY COUNCIL STUDY SESSION Written Reports 1. 2015 Annual Housing Programs Activity Report 2. City Comprehensive Plan Update 3. West End Festival Site 4. Private Activity Revenue Bonds – Mount Olivet Residence Project 5. Historical Society Annual Report 6. Subdivision Ordinance Amendment Auxiliary aids for individuals with disabilities are available upon request. To make arrangements, please call the Administration Department at 952/924-2525 (TDD 952/924-2518) at least 96 hours in advance of meeting. Meeting: Study Session Meeting Date: March 14, 2016 Written Report: 1 EXECUTIVE SUMMARY TITLE: 2015 Annual Housing Programs Activity Report RECOMMENDED ACTION: The purpose of this report is to update council on housing programs and activity. This report is informational and no action is required. POLICY CONSIDERATION: None at this time. Please contact staff with any questions you might have. SUMMARY: The Annual Housing Programs Report, including the Housing Matrix, has been presented to council since 2005. The Executive Summary provides a quick overview of the detailed report and the report provides historical trends, program descriptions, affordable housing and additional information on housing programs in St. Louis Park. FINANCIAL OR BUDGET CONSIDERATION: Not applicable. VISION CONSIDERATION: St. Louis Park is committed to providing a well-maintained and diverse housing stock. SUPPORTING DOCUMENTS: 2015 Annual Housing Programs Report Prepared by: Marney Olson, Assistant Housing Supervisor Reviewed by: Michele Schnitker, Housing Supervisor/Deputy CD Director Approved by: Tom Harmening, City Manager 2015 Annual Housing Programs Activity Report EXECUTIVE SUMMARY The purpose of this report is to apprise city policy makers of housing program activity during 2015. The report provides historical trends, program descriptions, and additional information. Below are the key points with details following this summary. 1. Remodeling Activity a. Housing rehab projects (general remodeling) in 2015 is generally on pace with previous activity. Most projects were financed without using city loans. b. The city’s Architect Design Services and Remodeling Advisor Services continue to be great tools for residents; however, the usage is slightly down compared to 2014. c. 125 home energy visits were conducted through the Home Energy Squad Enhanced program. Staff are working with CEE and Communications to continue to promote this valuable program. d. Major remodeling projects are at an eleven year high and home additions are on pace with the previous four years. e. Discount Loan use in 2015 is relatively low; however, this is consistent with other communities that CEE works with. Many residents are taking advantage of the energy loan for furnaces, windows and insulation that does not have an income limit or the 5.99% no income limit loan for general home improvements. f. NEW: The new Construction Management Plan program has been in place since November 2014. In 2015 the following neighborhood notification letters were sent regarding CMP projects: 31 major additions, 19 demo/rebuilds, 2 demo only and 3 new construction. A map is included in the report showing the location of these projects. 2. Affordable Home Ownership and Public Housing Update a. Four homebuyers used the Live Where You Work program in 2015. 21 homebuyers have used the program since it began in spring 2009. b. The SLP Housing Authority affordable rental housing and rental assistance programs continue to have high occupancy and long waiting lists. Over 500 households received rental assistance in 2015. c. The SLP Housing Authority has continued administering the new Stable HOME rental assistance program for Suburban Hennepin County which provides housing assistance to homeless or previously homeless individuals and families in Suburban Hennepin County. 3. Housing Matrix a. Owner occupied (homestead) properties now comprise 53% of the housing market with rental (non-homestead) at 47%. This is consistent with 2014 and the single family home ownership rate continues to be high at 90%. b. 16 new multi-family units were added during 2015 based on assessing information. 13 of these units are The Curtis (4101 31st St W) and the additional three units are due to the addition of three studio apartments to Park Place Apartments. c. NEW: The Housing Development Project List is included in the report showing residential projects since 2003 including projects under construction. 4. Foreclosures a. The foreclosure rate remains low with only 47 residential foreclosures in 2015. Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 2 1. REMODELING ACTIVITY Residential permitted activity measures remodeling and maintenance activity; this section shows historical trends of remodeling activity. Permit Trends  “Alteration Residential” or General Remodeling The chart below shows the trend line of general remodeling activity over time. This work includes projects with permit valuations less than $37,500 (the average value per job for 2015 is approximately $7,970) and includes such items as: o remodeling of bathrooms and kitchens; o finishing of basement and attic spaces; o conversion of existing spaces; o window and door replacements, insulation; and o drain tile, step, and foundation work. The trend line below reflects residents’ willingness to preserve and update housing, the impact of the city’s proactive housing improvement assistance, and the ongoing needs of older housing stock. Chart 1: Trend of Maintenance & Minor Remodeling Permits Since 2005  Roofing and Siding Activity Reroofing and residing permits are tracked separately. This chart illustrates the impact of storm damage in 2008-9 and again in 2011. Almost 60% of the homes in the city had roofs replaced between 2008 and 2011. It is likely the number of reroofs will remain relatively low for the next decade or so. 47 houses were resided and 104 roof replacements were permitted in 2015. 517 785 797 971 869 1129 1011 1091 1084 1074 0 500 1000 1500 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015Number of Permits IssuedYear Maintenance & Minor Remodeling Permits  Alteration Residential (Minor) Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 3 Chart 2: Reroofing and Residing Permits Since 2005 *Spike in reroofing due to 2008 storms.  Additions and Major Remodeling The number of Major Remodeling permits (valued at more than $37,500) is at the highest level since we began tracking this data in 2005. The increase in additions beginning in 2012 shows that homeowners are once again willing to make significant investments into their homes. The average permit valuation for additions during 2015 is $120,995 and the average for major remodels is $62,625. There were 70 major remodels and 70 additions during 2015. Chart 3: Number of Addition and Major Remodeling Permits Since 2005  Permit Valuation The valuation for single family remodeling activity in 2015 was relatively consistent with previous years. The following chart shows historical remodeling permit valuation for additions, major remodels, remodeling and maintenance, garages/decks, reroofs, and siding. Additional permits with additional valuations were issued for plumbing, heating, and electrical work (not shown here). As the chart illustrates, permit valuation varies significantly from year to year; 202 216 355 845 201 761 140 161 131 104 85 66 84 573 332 117 117 73 83 70 470 500 1000 1500 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015Number of Permits IssuedYear Reroofing and Residing Permits Reroof Reside 55 86 102 89 55 40 48 71 67 73 70 45 50 50 46 50 53 46 44 53 69 70 0 40 80 120 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015Number of Permits IssuedYear Addition and Major Remodel Permit Activity Addition Residential Major Remodels *4828 Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 4 however, with the exception of the “year of the hail damage repairs” (2008), valuation has ranged between $14 and $27 million. The valuation of permits in 2015 was $23.1 million. Chart 4: Permitted Residential Remodeling Since 2005 City Housing Improvement Services, Loans, Trends and Program Descriptions  Home Improvement Services. The city’s architectural design service and remodeling continue to be great programs for residents. The numbers of visits are down over previous years, but the feedback we’ve received from residents indicates it is a valuable service. The home energy visits (Home Energy Squad Enhanced) started slowing down during the second half of 2014 and remain at a lower pace than previous years with 125 visits. There were 69 Remodeling Advisor visits and 22 Architectural Design services during 2015. Chart 5: Technical, Design and Home Energy Visits Since 2005 $13.9 $15.2 $22.5 $68.5 $26.6 $17 $26  $16.8 $21 $25 23.1 0 20 40 60 80 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015Permit Valuation ‐Million $Year Residential  Remodeling  Permit  Valuation   68 102 62 48 32 30 29 29 37 41 22 221 157 179 130 126 89 82 69 69 95 69 122 153 173 125 0 50 100 150 200 250 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015Number of VisitsYear Technical Home Improvement Services Architect Services Remodeling Advisor Home Energy Visits Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 5 Construction Management Plan Effective November 15, 2014, major additions (second story additions or additions of 500 square feet or more), demolitions and new construction need to comply with a Construction Management Plan (CMP). In 2015, the following neighborhood notifications were sent: 31 major additions, 19 demo/rebuilds, 2 demo only and 3 new construction (on parcels that did not previously have a home). Map 1: Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 6  Home Remodeling Fair and Tour Trend Both the Home Remodeling Fair and Tour continue to be popular events with residents. 250- 450 residents visited each of the six tour homes in May and the attendance at the Annual Remodeling Fair in February was approximately 1000.  City Loan and Rebate Trends The following chart shows the number of Move Up Loans, Discount Loans and Energy Rebates issued in recent years. The number of Discount Loans, 13, is relatively low; however, CEE notes that discount home improvement loan use is slow in their service area and there are other loan options that do not have an income limit. Seven Move Up loans in 2015 is an increase over the previous three years. The energy rebate program is down from 2014, but an increase over all other prior years. Chart 6: Use of City Financial Incentives Since 2005 Summary of Move-Up Activity Loan and Service Costs Since 2005 Through 2012, for every dollar the City invested in move-up and discount loans, technical and design services, rebate programs, and administrative costs, residents invested five dollars, resulting in a 1:5 ratio of public to private investment with an increase to 1:5.2 for 2013 and 1:5.8 for 2014. The ratio of public to private investment in 2015 was 1:5.5 – for every dollar the city invested, residents invested roughly five dollars and fifty cents. The City invested approximately $265,000 in 2015 which leveraged $1,460,800 worth of private investments. One Move-Up loan contributed funding to a project valued at over $400,000 which increased the ratio of public to private investment. Move-Up in the Park loans are deferred until the sale of the home or forgiven after thirty years. The following loans have been paid off during the last few years:  2012, three loans were paid off in the amount of $59,360  2013, three loans paid off in the amount of $52,249  2014, two loans paid off in the amount of $23,957  2015, four loans paid off in the amount of $78,246 7 28 20 17 17 8 10 66 6 7 76 88 50 55 52 64 22 26 22 17 132242 83 73 113 166 143 0 25 50 75 100 125 150 175 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015Number Loans ‐RebatesYear Loans and Rebates Move up loans Discount loans Energy Rebates Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 7 Table 1: Move-Up Participation and Costs Since 2005 Move-Up Participation and Costs YEAR Move-Up Loans Discount Loans Architectural Design Services Remodeling Advisor Services Remodeling Tour & Fair Green Rebates Home Energy Squad Enhanced Visits Total City Cost 2005 7 $182,806 76 $45,636 68 $15,300 221 $28,730 $272,472 2006 27 $591,264 88 $186,205 102 $22,950 157 $20,410 1 $5,000 $825,829 2007 27 $620,000 50 $74,000 62 $12,400 179 $23,270 1 $5,000 $734,670 2008 18 $330,937 55 $114,129 49 $11,025 130 $16,900 1 $5,000 $477,991 2009 17 $329,650 52 $106,000 12 $7,200 126 $16,380 1 $5,000 22 $4,092 $468,322 2010 9 $209,769 64 $86,263 30 $6,750 89 $11,510 1 $5,000 42 $7,820 $327,112 2011 10 $226,877 22 $29,213 29 $6,525 82 $10,250 1 $5,000 83 $15,465 $293,330 2012* 6 $106,232 26 $31,276 29 $6,525 69 $8,970 1 $5,505 73 $13,748 122 $7,320 $179,576 2013 6 $145,071 22 $33,063 37 $8,325 69 $8,970 1 $8,271 113 $26,000 153 $10,650 $240,350 2014 6 $138,740 17 $26,079 41 $9,225 95 $12,350 1 $12,350 166 $37,575 173 $11390 $243,573 2015 7 $173,000 13 $17,577 22 $4,950 69 $15,525 1 $10,084 143 $67,610 125 $6,250 $264,996 *The Remodeling Advisor fee increased from $130 to $225 in 2015. This fee had not increased since the program started. The fee is for a two hour in home consultation. Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity ReportPage 8 2. AFFORDABLE HOME OWNERSHIP, COMMUNITY DEVELOPMENT BLOCK GRANTS AND PUBLIC HOUSING UPDATE Live Where You Work The Live Where You Work Homebuyer Assistance Program began in spring 2009. The goal is to promote home ownership within the City among employees of St. Louis Park businesses. The city provides a deferred loan of $2,500 to an eligible employee and an additional $1,000 is provided to employees purchasing vacant lender-owned foreclosed properties. Employers are invited to contribute a matching or lesser amount to the City’s contribution. The deferred loan will be forgiven after 3 years if the employee continues to work for the employer and meets other qualification requirements. The City contracts with CEE for loan administration. Four homebuyers used the program in 2015. Total participation to date is 21. Housing Improvement Area (HIA) The HIA is a finance tool to assist with the preservation of the city’s existing townhome and condominium housing stock. An HIA is a defined area within a city where housing improvements are made and the cost of the improvements are paid in whole or in part from fees imposed on the properties within the area. The Association borrows low interest money from the City, improvements are completed and unit owners repay the loan through fees imposed on their properties and collected with property tax payments. To date, seven HIA’s have been established and over twelve million dollars of improvements has been made to 1100 units. There are no HIA’s currently in process. Community Development Block Grant (CDBG) Activity completed in 2015 was funded with FY2014 CDBG funds. $195,859 funded the following projects: rehab for SLP Housing Authority single family home, the single family low-income homeowner’s emergency repair and loan programs, Homes Within Reach home acquisition/rehab/sale, PPL and Perspectives for water main replacement at Louisiana Court, and Park & Rec Summer Youth Programming. West Hennepin Affordable Housing Land Trust, aka Homes Within Reach (HWR). Homes Within Reach is a program of West Hennepin Affordable Housing Land Trust that purchases properties, rehabilitates and then sells the home to qualified low to moderate income households. Buyers pay for the cost of the home only and lease the land for 99 years. City funds are leveraged with CDBG, Hennepin County Affordable Housing Incentive Fund (AHIF), HOME Partnership, Metropolitan Council, Minnesota Housing and other funds. Since the program began in 2007 thirteen homes have been purchased and sold to low to moderate income families. Homes Within Reach creates and preserves affordable homeownership opportunities for working households in the western suburbs of Hennepin County by using the Community Land Trust practice, which takes the cost of the land out of the real estate transaction, making the home more affordable. This means that families can more easily purchase a home where they work or live, retain it for generations, and not over burden their incomes in becoming homeowners. As a result, both the families and communities can rely on affordable homeownership option, which expands homeownership, sustains community resources, supports residential stability, preserves affordability housing and supports a stronger local workforce. One home was purchased in the fall of 2015. Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 9 Twin Cities Habitat for Humanity The city has partnered with Habitat over the years to acquire nine blighted properties for rehab or tear-down for new construction. The city last assisted Habitat with the purchase of one property in 2011, construction was completed in the fall 2012 and the home was sold to a low income family. 3. HOUSING MATRIX The housing matrix shows at a glance the numbers and percentages of housing types, tenure (owner or non-homesteaded), affordable units, senior designated units and large single family homes. The matrix is a guide to evaluate future housing development proposals.  The percentage of owner occupied (homesteaded) units is consistent with 2014. The citywide ratio of homestead to non-homestead property currently stands at 53/47. The overall ratio of homestead to non-homestead property is decreasing due to the increase in new multi-family rental properties; however it remains the same as 2014.  The chart shows percentages of homesteaded residential units over time and the ownership rate increased compared to 2013 and 2014. 2015 had 90% of single family detached homes were owner occupied and 67% of condos/townhomes were owner occupied. Chart 7: Percentage of Owner Occupied Units since 2006  Rental of duplexes remains strong and reflects a strong rental market – 66% of the duplex units are currently rental (non-homestead). One duplex was converted to a single use property in 2015. Large Single Family Homes One of the city’s housing goals is to increase the number of larger homes available in the city. “Large single family homes” are being defined as exceeding 1,500 square feet of living space, having 3 or more bedrooms, 2 or more baths, and at minimum a 2 car garage. According to the Assessing Department, 2,175 – or 19% – of SLP single family homes meet this threshold. This is an increase of 24 homes since 2013 (due to new construction and additions). Although this size home is not considered large when compared to newly constructed housing, it is when compared 97 97 96 93 93 93 91 89 89 9091928989 80 75 70 67 66 67 0 50 100 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015Percentage YEAR % Owner Occupied (Homesteaded) Units Single Family Detached Homes Condos & Townhomes Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 10 to all SLP homes where 75% of single family homes have a foundation size less than 1,200 square feet. 47% of single family homes have less than 1,200 square feet above ground. Affordable Housing Forty-eight percent of the total city housing stock is considered affordable based on assessing data and responses to the rental survey. The Met Council’s affordable guidelines changed in 2015 for homeownership and increased from 60% area median income (AMI) to 80% AMI ($65,800 for a family of four). Rental housing is still considered affordable to households with incomes at or below 60% AMI ($51,950 for a family of four) paying thirty percent of their income for housing costs whether renting or owning. Owner Occupied  The 2015 affordable ownership purchase price is $240,500 or less. The housing matrix also shows the data for home ownership at the 60% AMI rate and that purchase price is $186,500.  In 2015, 7148 owner occupied homes are considered affordable based on valuation data from assessing. This is 55% of the owner occupied housing stock and 29% of the total housing units. This is a large increase from 2014 because of the increase in AMI to 80% and the subsequent increase to the purchase price that is considered affordable. Rental  Affordable rental information is from the 2015 Rental Survey conducted by the Housing Authority.  The 2015 affordable monthly rent including utilities for a 2 bedroom apartment for a family of four is $1,170 at 60% AMI.  The number of market rate affordable rental units is based on the SLPHA Rental Study which had an 84% response rate. Although the response rate was high this does not represent all rentals in the city. o 11,493 total non-homestead units in St. Louis Park o 8088 total rental units responded to the rental survey o 4515 units were reported as affordable on the rental survey which is 56% of the reported rental units. 4515 affordable units is 39% of total non-homestead units. o 97% of the affordable multi-family rental units were built prior to 1987. Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 11 St. Louis Park Housing Matrix December 31, 2015 Housing Units by Type Large Single Family Homes, Affordable, and Senior Housing Housing Type Housing Units Net Units added in 2015 Owner Occupied (Homestead) Non Homesteaded and/or Rental Large Single Family Homes 2015 Affordable Market Rate Owner Occupied Units 60% | 80% 2015 Reported Affordable Market Rate Rental Units** Public Subsidized Affordable Units, Includes Section 8 Housing Units Senior Designated Single Family Detached 11,606 47% 0 10,392 1214 2,175 1259 5213 54 55 0 Duplex 432 2% -2 149 283 74 0 0 Condos and townhomes 3525 14% 12 2377 1148 1701 1935 163 0 0 Apartments* 8848 36% 16 0 8848 4224 957 1018 COOPs 114 <1% 0 114 0 42 106 Totals 24,525 100% 0 13,032 53% 11,493 47% 2,175 19% 2960 23% 7148 55% 4,515 39% 994 9% 1124 5% % of SF Homes % of Homestead % of Non-Homestead % of Non-Homestead % of Total Housing Units The percentage of owner occupied (homesteaded) units to rental or non-owner occupied (non-homesteaded) units has shifted from the 60 homesteaded/40 non-homesteaded ratio of the early 2000's. This is due in part to a change in homestead status of approximately 1,200 condominium and townhouse units since the early 2000s and the addition of new multi-family rental units. In 2011 the Met Council revised the affordable housing income standard. Rather than using 50% MAI for rental and 80% MAI for ownership, the revised affordable definition for 2012-2014 was that housing is affordable to households with incomes at or below 60% AMI ($51,950 for a family of 4 in 2015) paying thirty percent of their income for housing costs whether renting or owning. For 2015 the Met Council increased the affordable homeownership back to 80% AMI ($65,800 for a family of four in 2015). For 2015, a monthly rent of $1,170 or less for a 2 bedroom apartment for a family of four is considered affordable. ** Reported Affordable Market Rate Rental Units based on SLPHA Rental Study. 84% of rental units completed the survey. The matrix above shows 39% of rental units are affordable as a percentage of non-homestead properties, 56% of the reported rental units are affordable. Data source: SLP Community Development, Development Activity in St. Louis Park, SLP Inspections and Assessing. Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity ReportPage 12 Project Developer  Planning  Approval Type Total Units Status/ Completion Parkside Urban Flats                                                460 Ford Rd Lovering Johnson 2003 Condo 48 Condos (70 units approved)Completed E&G Phase 1 TOLD Apartment 320 Completed 03 E&G Phase 2 TOLD Condo 120 Completed 04 Aquila Commons                                                       8200 W 33rd  St Brad Friez 2004 Condo 106 Completed 07 Brookside  Lofts                                                          4100 Vernon Ave S Master Development 2004 Condo & Single Family 27 Condos /14 Twnhms / 5 SF Completed 07 E & G  ‐ E (phase 3)                                                   3820 Grand Way TOLD 2004 Condo 86 Completed  06 Village in the Park                                                    3600 Wooddale Ave S Rottlund Homes 2004 Condo & Townhome 66 Condos /60 Sr. Condo / 78  Twnhms Completed 07 Westmarke Condos (Lurie)                                   1155 Ford Rd Brad Friez 2004 Condo 65 Completed  07 E & G NW (phase 4)                                                 3820 Grand Way Bob Cunningham TOLD 2005 Condo 96 Completed  07 West Oak Condos                                                     3251 Louisiana Ave Mendota Homes 2005 Condo 75 Completed 2007 McGurgan (owner)                                                   4525 W 4th  St Cornerstone  Custom Const.  (Builder)2006 Single ‐Family 1 Completed 2007 Hoigaard Village Harmony Vista &  Camerata     5650 W 36th St Frank Dunbar 2006 Apartment 78 Unit Apt / 220 Unit Apt Completed 2008 Inglewood Condos                                                   3125 Inglewood Ave                                       Andrew Brenner 2006 Condo 6 Completed 2008 Park Place II Apartments "The Gables"           1361 Hampshire Ave S Bigos 2006 Apartment 49 Constructed 2008 Anna & Joel Thompson(owner)                          4515 W 42nd St                              C.B. Hadley  (Builder) 2007 Single‐Family 1 Completed 2008 Richard & Adrienne Harrison (Owner)             2600 Natchez Creek Hill Custom Homes  (Builder)2008 Single ‐Family 1 Completed 2009 Ellipse                                                                            3920 Excelsior Blvd Bader 2008 Condo 132 Complete 2011 TowerLight                                                                   3601 Wooddale Ave S Greco 2008 Senior Apartment 115 Completed 2013 The Flats at West End                                              5310 16th St West                                       The  Excelsior Groups 2010 Apartment 119 Completed 2013 Shaun Smith (Owner)                                              2005 Louisiana  Andrew Hewey Const.  (Builder) 2010 Single ‐Family 1 Completed 2011 Hoigaard Village Medley Row & The  Adaigo      5650 W 36th St Frank Dunbar 2011 Apartment & Rowhomes 22 Rental Rowhomes / 100 unit Apt Completed 2013 36 Park (Park Summit)                                             3601 Park Center Blvd EJ Plesko 2011 Apartment 192 Unit Apt Completed 2012 Eldridge 1st Addition Rob Eldridge 2011 Single ‐Family 4 new SF lot                          (5 SF lots total) Constructed 2012 Fretham 12th Add Curt Fretham 2011 Single‐Family 5 new SF lots                         (6 SF lots total)Constructed 2013 Gateway Assisted Living                                        7115 Wayzata Blvd Viren Gori 2012 Assisted Living 22 Complete  2014 Calhoun Apt Homes                                                 Cty Rd 25 & Inglewood Ave Andrew Brenner 2012 Apartment 7 Completed 2014 E2                                                                                     3920 Excelsior Blvd Bader 2012 Apartment 58 Completed 2013 Kaiser Subdivision Rob Eldridge 2012 Single ‐Family 2 Constructed 2013 Eliot                                                                                6800 Cedar Lake Rd Dan Hunt 2013 Apartment & Single‐ Family 138 Apt units / 3 SF Under Construction Wooddale Flats                                                         3998 Wooddale Ave S Gatehouse Prop Ltd 2013 Condos 33 Under Construction Fretham 14th Addition Curt Fretham 2013 Single‐Family 1 new lot created (2 SF lots total) Completed 2014 Millenium at West End                                          1621 West End  Blvd DLC Residential 2014 Apartment 158 Under Constuction Eldridge 5th Addition                                              7701 Edgebrook Rob Eldridge 2014 Single ‐Family 1 Constructed 2015 5609 Wood Ln Gavin May 2014 Single ‐Family 1 Constructed 2015 4101 31st St Apts                                                        4101 31st  St Josh Brandsted 2014  Apartment 13 Under Construction 4106 Forest Lane ALTUS Architect/Sunny &  Tiffiny Han 2015 Single ‐Family 1 Under Construction 4300 Brookside JP Brooks 2015 Single ‐Family 1 Under Construction Central Park West Phase I apartment  building DLC Residential 2015 Apartment 199 Under Construction The Shoreham mixed‐use building Bader Development 2015 Apartment/comm.148 Under Construction Total  Units Added since 2003 Single Family 28 Condo 860 Townhome  Ownership 92 Townhome  Rental 22 Apartments 1799 Senior Apartments 115 Senior Assisted Living 22 Senior Condos 60 Total Units Added since 2003 2998 Housing Development Project List  Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 13 4. RELATED ISSUES Foreclosures Foreclosures are measured by the number of sheriff sales. The number of residential foreclosures in St. Louis Park and throughout Hennepin County has been declining since 2010. The chart below shows foreclosures since 2006. Foreclosures continue to decline and are at the lowest level since we began tracking the data. Chart 8: St. Louis Park Residential Foreclosures by Year since 2006 The trend chart below shows foreclosure by housing type over time. Chart 9: Residential Foreclosures by Housing Type *Townhome & DB = Townhome and Double Bungalow/Duplex 76 87 133 92 191 163 122 59 54 47 0 40 80 120 160 200 240 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015Number of Sherrif Sales Year Residential Foreclosures by Year 56 78 93 63 106 109 82 45 39 28 20 9 30 27 54 40 30 9 14 15 0 0 10 2 31 8 10 5 1 40 40 80 120 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015Number Sherrif SalesYear Residential Foreclosures by Housing Type Single Family Detached Condos Townhome & DB Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 14 5. ST. LOUIS PARK HUD FEDERALLY FUNDED HOUSING PROGRAMS: UPDATE The St. Louis Park Housing Authority (HA) administers programs that ensure the availability of safe and desirable housing options in the St. Louis Park community. These programs include the Public Housing program, Housing Choice Voucher rental assistance program, Continuum of Care rental assistance program, and TRAILS family self-sufficiency program. The HA currently serves over 500 eligible, low-income households through their housing programs. Public Housing The HA owns a low-rise apartment building (108 one-bedroom units and 2 two-bedroom caretaker units) built in 1975, and 37 scattered site single-family units (3 to 5 bedrooms) acquired and constructed between 1974 and 1996. Although the low-rise building is designated for general occupancy, priority is given to elderly and disabled. The single-family scattered units house families with children. The HA also holds the HUD Annual Contributions Contract (ACC) and maintains a waiting list for 12 two-bedroom Public Housing apartment units located at Louisiana Court. These units are owned and managed by Project for Pride in Living. The units and occupancy rates for the Public Housing units are noted in the table. Public Housing Total Units 1-BR 2-BR 3-BR 4-BR 5-BR Occupancy Dec 31, 2015 Hamilton House 108 108 100% Scattered Site Single Family 37 0 0 17 17 3 100% Louisiana Court, Metropolitan Housing Opportunity (MHOP) Units 12 12 100% Total (bedroom size) 108 12 17 17 3 Total 157 100% Continuum of Care (Permanent Rental Assistance) The Continuum of Care Program (CoC) is designed to link rental assistance with supportive services for hard-to-reach homeless persons with disabilities (primarily those who are seriously mentally ill or have chronic problems with alcohol, drugs or both) and their families. Grants are provided to be used for permanent housing which must be matched with supportive services that are equal in value to the amount of rental assistance and appropriate to the needs of population to be served. St. Louis Park is the grant recipient and we partner with two sponsor organizations that administer supportive housing programs. The Housing Authority administered 21 units of Continuum of Care assistance in the second half of 2015. Continuum of Care Rental Assistance Units Continuum of Care Rental units in SLP Perspectives Inc. 11 **Wayside Supportive Housing 2 Total in St. Louis Park 13 CoC units administered by SLP HA but located outside of St. Louis Park Project for Pride In Living (PPL)/Camden 8 TOTAL CoC Units Administred by HA 21 ** Perspective grant provides funding for two units of Continuum of Care Rental Assistance at Wayside House. Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 15 Housing Choice Voucher Program (HCV) The HA is funded to administer up to 268 Section 8 Housing Choice Vouchers. This rent assistance program provides rent subsidies for low-income individuals and families in privately owned, existing market rate housing units. The rent subsidy is paid directly to the owner of the rental property by the HA with funds provided by HUD. The HA offers both tenant-based and project-based vouchers. Forty vouchers of the HA’s allocation are designated for use in three privately owned developments (Excelsior & Grand, Vail Place, and Wayside) and are referred to as project-based vouchers. Housing Choice Voucher – Lease Up Report December 2015 Units HUD Allocated Vouchers 268 Vouchers Issued (Executed, Pending, Oustanding and Leased Project Based) 260 Unleased Project-Based (PB) 1 Vouchers Oustanding 4 Executed St. Louis Park Contracts: Housing Choice Vouchers 204 Excelsior & Grand 18 Vail Place 6 Wayside Supportive Housing 15 243 Port-Ins 47 Port-Outs 54 Pending Port-Outs 12 Executed and Pending 255 Total Administered 236 Summary: % of Vouchers Utilized % Utilized, Pending, Outstanding & Unleased PB 91% 97% Waiting Lists Assisted Housing Waiting List as of December 31, 2015 Public Housing 1-BR 2-BR 3-BR 4-BR 5-BR Total 668 167 105 43 35 1018 Section 8 267 Excelsior & Grand 63 1,348 The one bedroom public housing waiting list at Hamilton House opened in September 2015. Stable HOME Rental Assistance Program The Stable HOME program provides rent assistance throughout suburban Hennepin County to low income singles and families who were homeless or would otherwise be at risk of homelessness. This program is funded with federal HOME funds allocated to the county. Single participants are also participants in the county’s Employment Pays program and families are also in the Stable Families Initiative program. For both groups the rent assistance participation is limited to 2 years, during which time they establish good rental histories and relationships and work with direct assistance from service providers to improve their earnings to the point where they do not need rent assistance. The program is administered by the St. Louis Park Housing Authority, but participants are free to choose a rental unit anywhere in suburban Hennepin County. There are currently 20 participant families under contract throughout suburban Hennepin County. Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 16 6. PROGRAM DESCRIPTIONS Technical, Design, and Conservation Services Architectural Design Service This service provides an architectural consultation for residents to assist with brainstorming remodeling possibilities and to raise the awareness of design possibilities for expansions. Residents select an approved architect from a pool developed in conjunction with the MN Chapter of the American Institute of Architects. All homeowners considering renovations are eligible for this service regardless of income; however, to ensure committed participants, residents make a $25 co- pay. Remodeling/Rehab Advisor The intention of this service is to help residents improve their homes (either maintenance or value added improvements) by providing technical help before and during the construction process. All homeowners are eligible for this service regardless of income. Resident surveys indicated that homeowners valued the service and would recommend it to others. The City contracts with the Center for Energy and Environment (CEE) for this service. Home Energy Squad Enhanced Visit Home Energy Squad Enhanced program is a comprehensive residential energy program designed to help residents save money and energy and stay comfortable in their homes. The cost per resident id $50 per enhanced visit. The home energy squad consultant evaluates energy saving opportunities and installs the energy-efficiency materials the homeowner choses including: door weather stripping, water heater blanket, programmable thermostat, compact fluorescent light bulbs, high efficiency shower heads and faucet aerators. They will also perform diagnostic tests including a blower door test to measure the home for air leaks, complete an insulation inspection, safety check the home’s heating system and water heater and help with next steps such as finding insulation contractors. All single family and duplex homeowners are eligible. Renters qualify for the installed visit ($30) without diagnostic tests. The Home Energy Squad Enhanced visits qualified residents for CEE’s low interest financing and utility rebates and they also notify residents of the city loan and rebate opportunities. The program which began in March, 2012, is administered by the Center for Energy and Environment (CEE). The city pays $50 per resident visit which is leveraged with funds from Xcel Energy, Center Point Energy and CEE. Annual Home Remodeling Fair The cities and school district community education departments of St. Louis Park, Hopkins, Minnetonka, and Golden Valley co-sponsor the annual home remodeling fair. The fair provides residents an opportunity to attend seminars, talk with vendors and city staff about permits, zoning, home improvement loans, and environmental issues related to remodeling. The fair is a self- sustaining event and vendor registration fees cover the costs. Home Remodeling Tour The annual tour is designed to meet the housing goal to remodel and expand single family owner occupied homes. The self-guided tour of six homes provides a showcase of a variety of home remodeling projects to provide ideas, information, and inspiration to other residents considering remodeling. Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 17 Construction Management Plan The city recognizes that many households are looking for larger homes. As a result, significant additions and/or tearing down of existing homes and rebuilding larger homes is becoming more common. Because St. Louis Park is a fully built community, these major additions and construction of new homes impacts the surrounding neighbors. Effective November 15, 2014, major additions (second story additions or additions of 500 square feet or more), demolitions and new construction need to comply with a Construction Management Plan (CMP) per City Code 6-71. Major additions, tear downs and new construction are required to send a written neighborhood notification to neighbors within 200 feet of the property. Demolitions and/or new construction will also require a neighborhood meeting and signage. Financial Programs Discount Loan Program This program encourages residents to improve their homes by “discounting” the interest rate on the Minnesota Housing Finance Agency (MN Housing) home improvement loans. Residents with incomes of $67,200 or less qualify for a greater discount than those with incomes of $99,500 or less. Eligible improvements include most home improvement projects with the exception of luxury items such as pools and spas. The City contracts with CEE for loan administration. Implementation of discounting of MHFA loans began in late 1999 as a pilot project. Move – Up Transformation Loan The purpose of this loan is to encourage residents with incomes at or below 120% of median area income ($103,900 for a family of four) to expand their homes. The program provides deferred loans for 25% of the applicant’s home expansion project cost, with a maximum loan of $25,000. The revolving loan pool will continue to fund future expansions. This loan requires significant upfront work by the residents, from deciding on the scope of the project to selecting contractors. Loan guidelines are:  Only residents making significant expansions are eligible. The minimum project cost must exceed $35,000.  The maximum loan amount is $25,000.  The loan has 0% interest with a carrying cost fee of 3% paid by the borrower which covers the lender’s administrative fee. Green Remodeling Program & Energy Rebates The Green Remodeling Program includes the Home Energy Squad Enhanced home visit program, use of energy rebates, and access to CEE’s Home Energy Loan. The city provides a match of 50% of gas and electric utility rebates for energy efficient furnaces, water heaters, air conditioners and qualifying air sealing and insulation. The average rebate in the first half of 2015 was approximately $265. CEE also provided low interest loans to residents making qualifying energy improvements and nine St. Louis Park residents took advantage of this loan. This energy improvement loan has no income restrictions and there is no cost to the city. Study Session of March 14, 2016 (Item No. 1) Title: 2015 Annual Housing Programs Activity Report Page 18 Meeting: Study Session Meeting Date: March 14, 2016 Written Report: 2 EXECUTIVE SUMMARY TITLE: City Comprehensive Plan Update RECOMMENDED ACTION: None at this time. POLICY CONSIDERATION: Does the City Council wish to conduct a community visioning process as a part of setting the stage for the City’s long range plan update? SUMMARY: St. Louis Park’s Comprehensive Plan sets the overall, long range direction for the City’s future. It begins with the City’s Vision, and incorporates it into every aspect of the future plan. The Plan provides strong direction for day-to-day decision making for the community. Every 10 years the city is required to update its long range plan; the coming update is due at the end of 2018. State law requires that a number of areas of regional importance be addressed, including Land Use, Transportation, Water Resources, Parks and Trails, and Housing. In these areas, the city needs to provide data and details to ensure it is being consistent with regional planning efforts. The City’s plan also includes much more local and detailed information, including adopting its own goals and policies that show its unique and local approach to governing. (Please see the attached pages from the Metropolitan Council’s Local Planning Handbook for an overview of the process.) St. Louis Park has always gone beyond the required elements, and has a plan that clearly shows city direction, goals, policies, and efforts that are the City’s own. An example of this is the “Plan by Neighborhood” section, which is a one-of-a-kind plan not imitated anywhere. The Plan begins with the City’s Vision, and places both the required elements and other sections in the context of the overall direction established via the vision process. Please see the entire plan at http://www.stlouispark.org/comprehensive-plan.html In 1995 and 2005 the City created visioning processes with the community that set the stage for what the City wanted its future to look like. The intent with the 2018 Plan is to build on that solid foundation and continue to envision the future. A new, yet to be defined, community Vision Process is expected to take place in 2016-17. It will utilize the existing Vision and Plan and work toward what may be enhanced and modified over the next 10 years. FINANCIAL OR BUDGET CONSIDERATION: Not applicable. VISION CONSIDERATION: St. Louis Park is committed to being a connected and engaged community. SUPPORTING DOCUMENTS: Discussion Planning Overview from Met Council’s Local Planning Handbook Prepared by: Meg McMonigal, Principal Planner Sean Walther, Planning and Zoning Supervisor Approved by: Tom Harmening, City Manager Study Session of March 14, 2016 (Item No. 2) Page 2 Title: City Comprehensive Plan Update DISCUSSION BACKGROUND: Metropolitan Council Oversight The Metropolitan Council is the regional planning organization for the seven-county Twin Cities area. The Council operates the regional bus and rail system, collects and treats wastewater, coordinates regional water resources, plans and helps fund regional parks and administers federal funds that provide housing opportunities for low- and moderate-income individual and families. In May 2014, the Metropolitan Council adopted Thrive MSP 2040, which sets a framework for the future systems in the Twin Cities area. (The complete text of Thrive MSP 2040 is available at http://www.metrocouncil.org/Communities/Planning.aspx.) Following adoption of Thrive, the Metropolitan Council issued “system statements” to local cities and other agencies. The system statements give information specific to each community and includes information needed to amend comprehensive plans. Plans are required to be updated by the end of 2018. PRESENT CONSIDERATIONS: Vision Process A community Comprehensive Plan typically begins with an overall visioning process. St. Louis Park completed such processes in 1995 and 2015, fitting in nicely with the plan updates needed in 1998 and 2008. For the coming update, it is proposed that a visioning process would kick off the planning process by engaging the community in a broad look at the city as a whole. In this way, the 2018 Plan can build on previous Vision processes and plans while looking out further to the future. Staff is currently researching ideas, processes, and firms that could help conduct the community visioning process that would be appropriate at this juncture. It is expected that staff will bring back more information and ideas for Council discussion in the May timeframe. 2015 System Statement A review of our system statement shows what St. Louis Park will need to address in a number of areas, including: Land Use, Transportation, Water Resources, Parks and Trails, and Housing. Several potential additional elements would address important projects and processes occurring in St. Louis Park, including: neighborhood planning, health planning, Connect the Park! (bike/pedestrian planning), environmental/sustainability/resiliency planning, and redevelopment/economic development planning. Additional areas may be involved as well. Met Council’s Thrive forecasts The Met Council provided the following forecasts for St. Louis Park to use in its planning efforts. 2010 (actual) 2014 (est) 2020 2030 2040 Population 45,250 47,933 48,200 49,100 51,300 Households 21,743 22,818 23,600 24,600 25,500 Employment 40,485 41,778 43,400 45,200 46,700 Study Session of March 14, 2016 (Item No. 2) Page 3 Title: City Comprehensive Plan Update NEXT STEPS: Staff is providing the following working timeline for completing the plan update over the next few years. This effort will involve all city departments, in addition to the Council, Commissions, neighborhood organizations and extensive community involvement. Various professional consultants will be hired as needed for technical expertise. 2016:  Investigate Vision process ideas and approaches  Interview consultants for Vision process  Begin community Vision process - Fall  Review data to provide baseline information  Update necessary data  Undertake background studies on complex topics  Review Met Council System Statement for St. Louis Park  Establish what new data and information is required  Define a community input process – both for the Vision and for other plan elements 2017  Complete Vision process  Identify any new or key areas to be addressed  Begin drafting plan elements  Conduct community input process on plan elements 2018  Finalize plan components  Review and adoption  Roll out and marketing of plan goals and overarching Vision and Plan directions  Identify city department and community partners to champion key items Planning Overview Planning in the Twin Cities Metropolitan Area is unique. This is in large part due to the adoption of the Metropolitan Land Planning Act (§473) and the subsequent formation of the Metropolitan Council. The Council is tasked with ensuring the orderly and economic development within the seven-county metropolitan area. In addition, we have operational responsibilities related to our regional systems. The statutorily-defined roles in regional policy and planning, as well as operational functions for regional systems are unlike any other regional planning agency in the nation. Regional Planning Following each decennial census, the regional planning effort starts with adoption of a regional development plan, Thrive MSP 2040. Thrive establishes a regional vision and adopts land use development policies through 2040. The regional system and policy plans follow and are adopted with policies that reflect Thrive. The Council has a System Plan for Parks, Water Resources, and Transportation. Policy plans are adopted for Housing and Water Supply. The Council is also responsible for reviewing local comprehensive plans and providing technical assistance to communities as they work through their local comprehensive planning process. Local Planning The plans of each jurisdiction in the seven-county area build upon the regional planning vision. Local comprehensive plans reflect regional policies at the same time as identifying important local goals and objectives. This approach allows both the individual community and the region to succeed. Using the Local Planning Handbook as a guide to write your plan will help when we review local comprehensive plans for completeness. A complete plan addresses the issues outlined in the Metropolitan Land Planning Act and contains all of the information necessary for the Council to review a community’s plan for its conformance to regional systems, consistency with regional policies, and compatibility with the plans of adjacent and affected jurisdictions. Local plans are also required to include specific content areas. The Local Planning Handbook is organized around these content areas called Plan Elements. Six Plan Elements reflect statutorily required content areas. Two Plan Elements are identified as issues of regional importance and are reflective of Thrive MSP 2040’s policies. All Plan Element pages in the Local Planning Handbook outline minimum requirements, provide suggestions for value-added planning efforts, connect you to resources specific to that Plan Element, and identify how we can help you with your planning efforts. Study Session of March 14, 2016 (Item No. 2) Title: City Comprehensive Plan Update Page 4 Regional Planning The Metropolitan Council’s work originates from the Metropolitan Land Planning Act (§473). There are several responsibilities outlined in statute that the Council must fulfill. They are: • Develop a comprehensive development guide for the metropolitan area. • Adopt long-range comprehensive system plans for transportation, wastewater treatment, parks, and water resources. • Carry out planning activities addressing the water supply needs of the metropolitan area. • Review comprehensive plans of local governmental units. • Provide services for and assistance with comprehensive community planning. All incorporated cities, counties, and townships within the seven-county metropolitan region must prepare a comprehensive plan and update that plan every 10 years. The regional planning process starts after the U.S. decennial census is complete. This information, along with the most recently adopted local comprehensive plans, informs the regional development guide which sets the vision and land use policies that are carried forward in the regional system and policy plans. Regional Development Guide The Council adopted Thrive MSP 2040 as the new regional development guide on May 28, 2014. Thrive identifies five outcomes that set the policy direction for the region’s system and policy plans. Building on our region’s history of effective stewardship of our resources, Thrive envisions a prosperous, equitable, and livable region that is sustainable for today and generations to come. The Council is directing its operations, plans, policies, programs, and resources toward achieving this shared long term vision. Three principles define the approach to implementing regional policy: integration, collaboration, and accountability. The principles define the Council’s approach to policy implementation and set expectations for how the Council interacts with local governments. The land use policies in Thrive establish a series of commitments from the Council for local governments and uses community designations to shape development policies for communities. Community designations group jurisdictions based on Urban or Rural character for the application of regional policies. Together, the land use policies and community designations help implement the region’s vision by setting expectations for development density and the character of development throughout the region. Study Session of March 14, 2016 (Item No. 2) Title: City Comprehensive Plan Update Page 5 System and Policy Plans The system and policy plans were adopted after Thrive throughout late 2014 and in 2015. The systems plans include the 2040 Transportation Policy Plan, the 2040 Regional Parks Policy Plan, and the 2040 Water Resources Policy Plan. Statutes define these three areas as regional systems and direct the Council to plan for them, as well as operate or fund the system. The System Plans lay out needs and opportunities with respect to Council’s services, provide guidance in managing systems, and specify fiscal implications of these policies. The policy plans include the Housing Policy Plan and the Master Water Supply Plan. The policy plans establish a shared vision for issues that are important regionally, but are not considered a regional system. These plans include technical information and recommendations to establish a regional direction and better address regional resources. The system and policy plans identify strategies, policies, and methods designed to implement the regional vision outlined in Thrive MSP 2040. Study Session of March 14, 2016 (Item No. 2) Title: City Comprehensive Plan Update Page 6 Local Planning While your community establishes a unique local vision, it must also reflect the adopted regional policies outlined in the system and policy plans. Local plans contain much greater detail than regional plans by identifying local street connections, neighborhood parks, residential development standards, and phasing of utility extensions and improvements necessary for your individual community. But these local planning efforts tie into the larger regional infrastructure of parks and trail systems, arterial road networks, and wastewater infrastructure. It is the efforts of the 188 cities, townships, and counties together that implement a shared regional vision. Local Comprehensive Plans Minnesota Statute requires certain topic areas to be included in local comprehensive plans. The Local Planning Handbook is organized around these Plan Elements and provides guidance on how to meet requirements within these planning areas. These Plan Elements in the Local Planning Handbook are: • Land Use • Transportation • Water Resources (Wastewater, Surface Water, Water Supply) • Park and Trails • Housing • Plan Implementation Other Plan Elements are identified as issues of regional importance and are reflective of Thrive MSP 2040’s policies. These Plan Elements are: • Resilience • Economic Competitiveness Local Plan Reviews Part of our statutory responsibility is to review the local comprehensive plans of local governmental units. Similar to local development applications, the Council must review a plan for completeness before initiating the review process for an update or an amendment. A plan is considered complete when it includes the elements required by statute and contains sufficient information for the Council to conduct its review. The Council’s review covers three primary areas: • Conformance with metropolitan system plans. • Consistency with adopted policy plans. • Compatibility with plans of affected and adjacent jurisdictions. The minimum requirements sections under each Plan Element provide you with the necessary information to submit a complete plan to the Council for review. If we find that your plan does not conform to our system plans and it either has the potential to have a substantial impact on a metropolitan system or represent a significant departure from a system plan, we can require you to modify your plan. Minnesota law defines the specific legal process for plan modifications (MN Statute 473.175) and contesting a requirement for plan modification (MN Statute 473.866). Plan Elements Land Use Transportation Water Resources Parks & Trails Housing Economic Competitiveness Resilience Implementation Study Session of March 14, 2016 (Item No. 2) Title: City Comprehensive Plan Update Page 7 Technical Assistance We offer several technical assistance programs to communities as part of the 2040 planning cycle. We have new, updated, and familiar resources. Click on the links below for more information. • Sector Representatives (ongoing) • Planning Assistance Grant Funds (updated) • Local Planning Handbook (new and updated) • Mapping Services Program (new) • Training and Workshop Courses (coming in 2016) Study Session of March 14, 2016 (Item No. 2) Title: City Comprehensive Plan Update Page 8 Plan Elements We are an interconnected region. Our roads, jobs, natural resources, and residents cross community borders. We each have a responsibility to consider the interaction of land use and transportation, access to jobs and housing choices, and the effect we have on the environment and water resources. Comprehensive plans provide an opportunity to prepare for growth and strengthen connections throughout the region. These Plan Element pages identify minimum requirements, optional elements, and connect you to resources to help you complete and implement your comprehensive plan update. Study Session of March 14, 2016 (Item No. 2) Title: City Comprehensive Plan Update Page 9 Meeting: Study Session Meeting Date: March 14, 2016 Written Report: 3 EXECUTIVE SUMMARY TITLE: West End Festival Site RECOMMENDED ACTION: None at this time. This report provides background on the creation of a designated “Festival Site” on Gamble Drive, adjacent to the West End. Staff will be requesting Council approval of this designation on March 21. POLICY CONSIDERATION: Is the City Council comfortable with the designation of a festival site in the location proposed? SUMMARY: The proposed West End Festival Site will be located on Gamble Drive adjacent to the West End. City staff have been working closely with Discover St. Louis Park to research the best possible area to have special events on or near the West End district. Gamble Drive has been declared the best location due to the minimal impact on that area. All city departments (administration, zoning, inspections, operations & recreation, police, fire, etc.) and West End management have met and all agreed that Gamble Drive is the most promising to host these types of festivals. Entities that have already approached the city to have an event at the West End Festival Site are SRO Productions, Grape Growers Association Wine Festival, and St. Jude’s. Staff would limit permits for events to one per month. Currently, City ordinance requires temporary liquor licenses to be approved by the City Council. The premise behind designating an event site and a formal application packet is to streamline the process both for the event host and city staff. In the past, the process in place for evaluating a proposed event has been cumbersome. For the proposed site, issues related to emergency vehicle access, staging, vehicle access and parking, etc have been worked out in advance rather than on a case by case basis. The first group proposed to use this site is SRO Productions. They will be hosting the City Pages Beer Festival on Saturday, May 21 5-9 p.m. FINANCIAL OR BUDGET CONSIDERATION: The Operations & Recreation Department would be the main contact with the event coordinator and each department that has permits would collect the necessary fees from that event host. VISION CONSIDERATION: St. Louis Park is committed to being a connected and engaged community. SUPPORTING DOCUMENTS: West End Festival Site Application Packet Prepared by: Jason T. West, Recreation Superintendent Reviewed by: Cindy Walsh, Operations and Recreation Director Melissa Kennedy, City Clerk Approved by: Tom Harmening, City Manager Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 2 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 3 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival Site Page 4 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival Site Page 5 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 6 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 7 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 8 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 9 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 10 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 11 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 12 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 13 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 14 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 15 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 16 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 17 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 18 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 19 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 20 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 21 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 22 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 23 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 24 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 25 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 26 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 27 Study Session of March 14, 2016 (Item No. 3) Title: West End Festival SitePage 28 Meeting: Study Session Meeting Date: March 14, 2016 Written Report: 4 EXECUTIVE SUMMARY TITLE: Private Activity Revenue Bonds – Mount Olivet Residence Project RECOMMENDED ACTION: None at this time. Please inform staff of questions or concerns you may have. POLICY CONSIDERATION: Is the City Council willing to issue Health Care Facilities Revenue Refunding Bonds, 2016 for Mount Olivet in an aggregate principal amount not to exceed $33,000,000 in $5,000 denominations SUMMARY: Mount Olivet Residence owns and operates a 94-bed boarding care facility (the “Care Facility”) and a 153-bed licensed skilled nursing facility (the “Skilled Nursing Facility”) located in Minneapolis. Mount Olivet issued private activity revenue bonds in 2011 through the City of Minneapolis for its health care facility. The 2016 Bonds will refinance the 2011 Bonds, as well as provide financing for a 36,000 square foot addition to the Skilled Nursing Facility at 603 West 55th Street in the City of Minneapolis. Mount Olivet would like to market the Bonds in $5,000 denominations because many of their members and supporters would like to buy the Bonds. The City of Minneapolis has a policy that requires bonds be issued in $25,000 denominations and has declined to accommodate Mount Olivet’s request. Therefore, Mount Olivet has approached the City of St. Louis Park to issue these bonds and also waive our requirement that Bonds must be issued in $100,000 increments. Given the size of the issue and the fees we are able to collect, staff would recommend the City Council favorably consider this waiver. Issuance of the bonds does not impact our ability to issue debt for City related projects. In addition, the City is in no way obligated to repay the bonds due to a default by Mount Olivet. This type of issuance is similar to the process that was recently used for Jones Harrison in 2015 and others before that. NEXT STEPS: The City’s attorneys from Kennedy and Graven will assist in this process. If there are no questions on this report, the first step is to call for a public hearing on March 21st, with the hearing and council action on April 18th. The bonds would close later in April 2016. FINANCIAL OR BUDGET CONSIDERATION: Per the City’s private activity revenue bond policy, Mount Olivet will pay an annual administration fee in the amount of 1/8th of 1% (.125%) of the outstanding principal of the bonds. This amounts to approximately $700,000 over the 33 year life of the bonds. This fee helps fund the City’s housing programs VISION CONSIDERATION: Not applicable. SUPPORTING DOCUMENTS: None Prepared by: Coty Hemann, Accountant I Reviewed by: Steven Heintz, Interim Controller Nancy Deno, Deputy City Manager/HR Director Approved by: Tom Harmening, City Manager Meeting: Study Session Meeting Date: March 14, 2016 Written Report: 5 EXECUTIVE SUMMARY TITLE: Historical Society Annual Report RECOMMENDED ACTION: None at this time. Please inform staff of any questions you might have. POLICY CONSIDERATION: Does Council desire staff from the Operations and Recreation Department to continue to support the Historical Society? SUMMARY: The St. Louis Park Historical Society has had a very productive year in 2015. They have grown membership, raised funds, expanded their collection, and increased their public outreach. The Historical Society plans to continue this growth and engagement in 2016. In order to achieve these goals, they are requesting continued support from the City for maintenance at the Depot, guidance from staff on key projects, donations of records and materials of interest to the Society, and continued encouragement and guidance as they look to secure physical space in St. Louis Park. Their goal is to find spaces to make their collection and resources available to the public. FINANCIAL OR BUDGET CONSIDERATION: The City supports the Historical Society with in kind staffing services as well as paying the utilities bills and maintenance at the Depot. Unless informed otherwise by the Council, staff will continue to provide this type of support. VISION CONSIDERATION: St. Louis Park is committed to being a connected and engaged community. SUPPORTING DOCUMENTS: Historical Society Annual Report Prepared by: Jason T. West, Recreation Superintendent Reviewed by: Cindy S. Walsh, Director of Operations and Recreation Approved by: Tom Harmening, City Manager 1 St Louis Park Historical Society 3700 Monterey Drive St. Louis Park, MN 55416 www.slphistory.org history@slphis.org 952-583-9893 ST. LOUIS PARK HISTORICAL SOCIETY ANNUAL REPORT (CONDENSED) FOR CY 2015 Submitted to the City of St. Louis Park March 7, 2016 SUMMARY: 2015 was an incredibly productive year for the Historical Society! We have grown membership, raised funds, expanded our collection, and significantly increased our public outreach. We plan to continue this growth and engagement in 2016 and request continued support from the City for maintenance at the Depot, guidance from staff on key projects, donations of records and materials of interest to the Society, and its continued encouragement and guidance as we look to secure physical space in St. Louis Park to make our collection and resources available to the public. VISION STATEMENT: The St. Louis Park Historical Society is a welcoming, energetic organization; connected with the City; offering relevant programming for the community and schools; where current, former, and future residents can learn and reminisce about the history of St. Louis Park, Minnesota. GOALS FOR 2015:  Shore up organizational discipline  Create a Programming Committee and execute regular and diverse programming  Strengthen our ties and outreach with the City’s business, media, and civic leaders  Ensure that we are financially sound  Assess the feasibility of a significant capital campaign BOARD OF DIRECTORS: The Board meets once each month at the Society’s office. As of Dec 31, 2015 our board is: President: Ted Ekkers Vice President: Bonnie Burton Secretary: Jeanne Andersen Treasurer: Henry Solmer Trustees: Sue Ainsworth Jane Hagstrom Study Session of March 14, 2016 (Item No. 5) Title: Historical Society Annual Report Page 2 2 Robert Jorvig Dale Lapakko Paul Linnee John Olson James Robbins There are currently two vacancies for Trustees. THE COLLECTION: We received over 2,000 artifacts throughout the year that will enhance our collection. A few highlights are:  A collection of over 370 promotional items from Park businesses, donated by local collector Fred Mutchler.  Over 1,000 photos from the City of St. Louis Park Assessor, the Planning Department, and Community Development Department. These have all been digitized and are now available either at our office, on our website, or both.  Hundreds of plat books, loose plat maps, and aerial photographs along with eight flat files in which to store these items from the City’s Engineering Department. These have proved to be of great interest to members of the community. LEGACY GRANTS:  On May 28 we were awarded a Minnesota Legacy grant of $10,000 to purchase a digital microfilm reader and computer.  On August 12 we were awarded a Minnesota Legacy grant of $2,997 to purchase 37 reels of microfilm. This greatly expands our collection of local newspapers available for research. COMMUNITY SUPPORT: A top priority for the Society is to ensure the public has access to our collection and research resources. Our largest operating expense is rent for office space to allow for this public access. We offer regular office hours every Saturday and are open by appointment as requested. We get requests via email, phone and in person to help research family history, businesses, and development. A lot of our engagement happens through our public programs and speeches, but some notable services we provided this year include:  Assisted Fire Chief Steve Koering regarding the start of St. Louis Park’s Fire Department, providing documentation and memoirs from our files. We contributed to his article about the Department’s 100th anniversary in the Park Perspective. We also loaned them a fireman’s coat and Fire Department whistle to Fire Station #1 for display.  Shared the city’s history with the Parktacular Ambassadors program and helped plan a treasure hunt of historic places around the City. Study Session of March 14, 2016 (Item No. 5) Title: Historical Society Annual Report Page 3 3 YOUTH ENGAGEMENT Part of our mission is to engage with the schools and other organizations to ensure our city’s children have an appreciation for the history of their City. The activities that supported this mission include:  Taught six classes about entrepreneurship in the 19th Century as part of the Junior Achievement Program at the Middle School.  Spoke to four classrooms of second graders at Susan Lindgren School about the history of the city and the school.  Served as volunteer judges at the High School’s History Day competition.  Participated in the Kids Voting Program in collaboration with the League of Women Voters.  Shared the city’s history with a troop of Boy Scouts, which they could use in furtherance of earning a merit badge. PROGRAMS In 2015 we formed a committee to develop interesting and fun programs to educate Park’s citizens on the community’s history, relate it to the present, and stimulate further interest. Those activities included:  Information table about the history of Highway 100 at the MNDOT Community Forum at the AAA building.  “The Internet as a Genealogy Tool” workshop to share tools to research family history.  Information booth at Parktacular  Shared local maps and pictures at the Minikahda Vista National Night Out party.  Open House at the Historic Milwaukee Road Depot with informational sessions on the importance of railroads to the history of St. Louis Park.  “Historic Connections: How Development Shapes Our City.” Presentation about development in the city followed by a panel discussion moderated by Mayor Jeff Jacobs.  “Your Family Stuff, Your Family Story,” workshop to share methods of preserving family mementos.  Depot Lighting Ceremony, to make Jorvig Park and the Depot more festive over the winter. SPEAKERS BUREAU: We always appreciate the opportunity to share our city’s history at various organizations around St. Louis Park. This year we were a featured speaker at the following:  St. Louis Park Noon Rotary Club  Bronx Park Neighborhood Association  Men’s Club at Westwood Lutheran Church  Towerlight Senior Living Community  Visitor bus tour group via Discover St. Louis Park Study Session of March 14, 2016 (Item No. 5) Title: Historical Society Annual Report Page 4 4 COMMUNICATIONS: We publish content regularly through our newsletters and information from our website is cited often in the Sun-Sailor and other publications. A full list of publications mentioning the Society can be found on our website. Our efforts include:  Transferring our website to a new platform to enhance usability and ensure it would remain one of the largest and most complete website for a city historical society. The site has over 5,000 pages and over 3,000 photos detailing our City’s rich history.  We published two issues of the Re-Echo newsletter, which is mailed to all members.  In June we started a digital monthly newsletter called “Park History Today” which now has 365 subscribers.  We contributed bi-monthly “Last Glance” photos and articles to the St. Louis Park Magazine and were represented on the magazine’s advisory board.  We maintain our Facebook page, which has over 1,000 followers and a Twitter account with 100 followers. VOLUNTEERS: Everyone connected to the Historical Society is a volunteer; there is no paid staff. Including the Board of Directors, we had over 30 volunteers who contributed over 3,500 hours in meetings, research, programming, design, photographic work, fundraising, customer service, administrative, and many other tasks that keep our organization running. We hope to engage even more volunteers in the coming year. MEMBERSHIP: Despite an increase in membership dues, the membership base increased from approximately 215 paid members at the beginning of 2015 to approximately 275 paid members at year end, a 28% increase. In addition, corporate membership categories were established and the organization now has several corporate memberships. There will be continued emphasis in 2016 on further outreach and development of corporate memberships. OFFICE SPACE: This is our first full year in our new office space at 3546 Dakota after moving out of Lenox Community Center in Fall of 2014. Rent is our largest expense now, and is one we never had to account for in the past. However we are committed to providing public access to our collection and continue to investigate a financially sustainable solution for our space needs. Study Session of March 14, 2016 (Item No. 5) Title: Historical Society Annual Report Page 5 5 FUNDRAISERS: With our increased operating costs we have held three key fundraisers this past year:  Street Sign Sale: In April we approached the City’s street department about whether, instead of recycling old metal street signs, we could have them to sell as a fundraiser. State law requires that all city street signs be reflectorized, which meant that all of the signs in the city had to be replaced. City staff and the City Council approved of the plan, and approximately 860 signs have been delivered to the Depot in 2015. So far we have raised nearly $8,000  Park’s Antique Parade: On May 16 we inaugurated our first antique appraisal event, at which a professional appraiser evaluated antiques brought in by participants who have made a donation to the Historical Society. Midwest Appraisers evaluated over 100 items in the space of three hours. The event, which was supported by many local businesses including Discover St. Louis Park, raised $2,000.  Give to the Max Day: We took part in the statewide giving campaign again in 2015 and raised $1,500. This was an improvement to 2014 thanks to Nordic Ware, which provided gift cards to their factory store as an incentive to give to the Society. CITY OF ST LOUIS PARK COLLABORATION: As noted in this report, the City has supported our efforts in numerous ways including:  As always, the City has taken care of the Historic Milwaukee Road Depot, located in Jorvig Park. Staff has ensured that the heating and air conditioning is in order, the walk from the street is shoveled, and this year hung holiday lights.  We benefit from having our mail delivered at the Rec Center. This allows us to receive large objects as well as ensure our office mailbox does not overflow during the week.  Our city liaison, Jason West provides ongoing support including interviewing potential Board members, arranging for access to facilities, and general guidance with the administration of the Society.  The staff at ParkTV have been very supportive by recording several of our programs and featuring them in various ways on local TV stations. In turn, we work to assist the City as much as possible.  As noted above, we worked with Fire Chief Koering in support of the 100th anniversary of the Fire Department.  We worked with Water Resources Manager Erick Francis to research the history of Bass Lake.  City staffers often make use of the information on our website, and refer citizens with history questions to us.  When we have physical space, we plan to work with the City Assessor to take over the physical records and photos of all homes in St. Louis Park. This would be a great resource for us while freeing up valuable space for the City. Study Session of March 14, 2016 (Item No. 5) Title: Historical Society Annual Report Page 6 Meeting: Study Session Meeting Date: March 14, 2016 Written Report: 6 EXECUTIVE SUMMARY TITLE: Subdivision Ordinance Amendment RECOMMENDED ACTION: No action at this time. The purpose of this report is to inform the City Council of staff’s request for comprehensive changes to the subdivision ordinance. POLICY CONSIDERATION: Are the proposed amendments acceptable to the Council? SUMMARY: Staff initiated a request to amend the subdivision ordinance. The intent of the amendments are to update the design standards and make clarifications. The subdivision ordinance was first adopted in 1976. Since then it has seen a few minor amendments, but for the most part, remains unchanged. Staff has, however, been keeping track of questions and problems arising from administration of the ordinance in anticipation of amending the code. In January of 2014, staff began drafting the proposed amendment. The purpose of the amendments is to update the subdivision ordinance so that it is consistent with other chapters of the city code, such as Chapter 36 - Zoning, Chapter 34 – Vegetation, and Chapter 12 – Environment. The amendments will also provide consistency between the Local Surface Water Management Plan (LSWMP) and other city plans and policies. Consistency is gained in large part by removing certain requirements from the subdivision ordinance and deferring to the appropriate governing/guiding documents. If the proposed changes are adopted, the subdivision ordinance will govern the subdivision of land and leave the details of stormwater management, and infrastructure design and construction to the appropriate city codes and policies. The code changes will clarify the administrative process and review criteria without changing the policies for these activities. The amendment also proposes policy changes to the way subdivision variances, sidewalks, and easements are reviewed and processed. Staff believes the changes are consistent with discussions conducted at the Planning Commission and City Council while hearing subdivision applications over the past few years. The changes are summarized in the discussion, and shown in the attached proposed ordinance. NEXT STEPS: The ordinance was presented to the Planning Commission at three study sessions in January and February of 2016 before they conducted a public hearing on March 2, 2016. No comments were received at the hearing, and the Planning Commission recommended approval of the changes. If there are no objections, staff will schedule the proposed amendment for action by the Council. If the Council would prefer to discuss this at a study session before considering the ordinance, please notify staff, and we will schedule it for the next available study session. FINANCIAL OR BUDGET CONSIDERATION: None VISION CONSIDERATION: Not applicable. SUPPORTING DOCUMENTS: Discussion Draft Ordinance Prepared by: Gary Morrison, Assistant Zoning Administrator Reviewed by: Sean Walther, Planning and Zoning Supervisor Approved by: Tom Harmening, City Manager Study Session of March 14, 2016 (Item No. 6) Page 2 Title: Subdivision Ordinance Amendment DISCUSSION The following is a summary of the proposed changes. In addition to the specific changes summarized below, the amendment proposes many clarifications to administrative and procedural regulations that are scattered throughout the ordinance. (Pg 7) Exemptions from the subdivision process. The ordinance currently exempts simple lot divisions from the normal subdivision process, meaning a lot that is split into no more than two lots it is processed administratively, and does not require a hearing before the planning commission and council approval. The ordinance does not outline a process for combining two parcels, moving a property line between two parcels, or processing conveyance of publicly owned right-of-way. The City Attorney has advised staff to administratively review and approve these proposals before they are submitted to Hennepin County by the property owner. Staff is proposing adding a process to the ordinance that identifies the criteria by which staff administratively reviews and approves combinations, property line adjustments, and simple lot splits. The proposed language outlines the same process and circumstances staff has been using when reviewing these requests. (Pg 9) Change regulations pertaining to subdivision variances. Current regulations state four criteria that must be met. Staff is proposing to change the language to say that five criteria shall be considered when evaluating subdivision variance requests. This change will allow the city to continue to review variances in a more comprehensive manner, yet also allow the city to review it in the context of the unique situation confronted by the applicant. This revision is consistent with the manner in which variances are reviewed in the zoning ordinance which recently went from a similar shall be met requirement to a shall be considered review. (Pg 26) Remove infrastructure design standards from the ordinance, and instead refer to the Engineering Director who will apply the City Engineering Department policies and templates. This amendment consists of many changes beginning on page 26. The most prominent change is the removal of the street templates from the ordinance and reference to the design manual maintained in the Engineering Dept. (Pg 30) Continue to require sidewalks on both sides of every street; but allow a waiver and cash- in-lieu of sidewalks when the required sidewalk is not consistent with the approved sidewalk and trail plans and policies. When a sidewalk or trail is not consistent with the plan, then the city will ask for a cash contribution in lieu of construction. This option is at the city’s discretion, not the applicant’s. Staff would recommend that the contribution be used exclusively to fund sidewalk construction elsewhere in the city consistent with the sidewalk and trail plan and Capital Improvement Plan. (Pg 37) Revise language regarding drainage/utility (D/U) easements. The ordinance currently requires D/U easements around the perimeter of all lots, and changes to this require a variance. Staff proposes to add an exception that allows the Engineering Director to reduce D/U easements to avoid excessive or unnecessary easements and to design easements in conjunction with development proposals and the City’s long-term plans for the area. Study Session of March 14, 2016 (Item No. 6) Page 3 Title: Subdivision Ordinance Amendment (Pg 38) Delete the erosion and sediment control requirements, and reference those requirements found in Chapter 12 of the City Code. (Pg 38) Delete the storm drainage requirements, and reference the Local Storm Water Management Plan (LSWMP), and city and Minnehaha Creek Watershed District policies and regulations. (Pg 42) Reference the tree preservation regulations that are detailed in the landscaping section of the zoning ordinance. Draft Subdivision Ordinance December 8, 2015 Page 1 Chapter 26 SUBDIVISIONS* Article I. In General Sec. 26-1. Short title. Sec. 26-2. Purpose of Cchapter. Sec. 26-3. Definitions. Sec. 26-4. Conformance with the Ccomprehensive Pplan. Sec. 26-5. Approvals necessary for acceptance of subdivision plats. Sec. 26-6. Conditions for recording. Sec. 26-7. Building permits. Sec. 26-8. Noise control requirement.Reserved. Sec. 26-9. Exceptions. Combinations, simple divisions, and property line adjustments. Sec. 26-10. Conveyance by metes and bounds. Secs. 26-11--26-40. Reserved. Article II. Administration and Enforcement Sec. 26-41. Nonplatted subdivisions. Sec. 26-42. Subdivision Variances; planning commission recommendations; standards. Sec. 26-43. Violations; penalty. Sec. 26-44. Validity of Cchapter provisions. Sec. 26-45. Amendment process. Secs. 26-46--26-80. Reserved. Article III. Procedures for Filing and Review Sec. 26-81. Sketch plan. Sec. 26-82. Preliminary plat. Sec. 26-83. Final plat. Sec. 26-84. Premature subdivisions. Secs. 26-85--26-120. Reserved. Article IV. Plat and Data Requirements Sec. 26-121. Sketch plan. Sec. 26-122. Preliminary plat. Sec. 26-123. Final plat. Sec. 26-124. Address map.Reserved. Sec. 26-125. Engineering standards for final grading, development and erosion control plans. Secs. 26-126--26-150. Reserved. ---------- *Cross reference(s)--Buildings and building regulations, ch. 6; environment and public health, ch. 12; official map, § 21-31 et seq.; utilities, ch. 32; vegetation, ch. 34; zoning, ch. 36. State law reference(s)--Authority to regulate subdivisions, M.S.A. § 462.358. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 4 Draft Subdivision Ordinance December 8, 2015 Page 2 26:1 St. Louis Park City Code SUBDIVISIONS Article V. Design Standards Sec. 26-151. Consistency. Sec. 26-152. Blocks and lots. Sec. 26-153. Streets and alleys. Sec. 26-154. Easements. Sec. 26-155. Erosion and sediment control. Sec. 26-156. Storm drainage. Sec. 26-157. Protected areas. Sec. 26-158. Park and trail dedication requirements. Sec. 26-159. Tree preservation and replacement. Sec. 26-160. Minimum design features. Secs. 26-161--26-190. Reserved. Article VI. Required Basic Improvements Sec. 26-191. General provisions. Sec. 26-192. Monuments. Sec. 26-193. Street improvements. Sec. 26-194. Future street improvements. Sec. 26-195. Sanitary sewer and water distribution improvements. Sec. 26-196. Public and private utilities. Sec. 26-197. Election by city to install improvements. Sec. 26-198. Railroad crossings. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 5 Draft Subdivision Ordinance December 8, 2015 Page 3 26:2 St. Louis Park City Code SUBDIVISIONS § 26-3 ARTICLE I. IN GENERAL Sec. 26-1. Short title. This Cchapter shall be known as the Subdivision Ordinance of the City of St. Louis Park, and will be referred to as "this Cchapter." (Code 1976, § 14-900) Sec. 26-2. Purpose of this Cchapter. In order to safeguard the best interests of the city and to assist the subdivider in harmonizing the subdivider's interests with those of the city at large, the following regulations are adopted so that the adherence to such regulations will bring results beneficial to both parties. It is the purpose of this Cchapter to make certain regulations and requirements for the platting of land within the city pursuant to the authority contained in the state statutes, which regulations the city council deems necessary for the health, safety and general welfare of this community. (Code 1976, § 14-901) Sec. 26-3. Definitions. The following words, terms and phrases, when used in this Cchapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning. Words and terms not defined in this section shall have the same meaning as described in the Chapter 36 - zoning chapter of this Code. Base lot means a lot meeting all the specifications within its zoning district prior to being divided into a two-family or cluster housing subdivision. Block means an area of land within a subdivision that is entirely bounded by streets, or by streets and the entire boundaries of the subdivision, or a combination of such streets and subdivision boundaries with a river or lake, public park, railroad rights-of-way or municipal boundaries. Centerline gradient means the distance vertically from the horizontal in feet and tenths of a foot for each 100 feet of horizontal distance measured at the street centerline. Combination means the joining of two or more parcels. Comprehensive Pplan means the group of maps, charts and texts adopted by the city council as required by the Metropolitan Land Planning Act that make up the comprehensive long range plan of the city. Design standards means the specifications in this Cchapter for the preparation of plats, both preliminary and final, indicating, among other things, the required minimum or maximum dimensions of such items as rights-of-way, blocks, easements and lots. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 6 Draft Subdivision Ordinance December 8, 2015 Page 4 Final plat means a drawing or map of a subdivision, approved by the city council and in such form as required by the county for the purpose of recording. Lot means a parcelportion of land created by a platted subdivision for the purpose, whether immediate or future, of transfer of ownership or possession, or for building development which is described by a lot number, block number and subdivision name which is on file with the register of deeds of the county. Lot area, minimum, means the minimum lot area required by the Chapter 36-zoning chapter of this Code. Lot improvement means any building, structure, work of art, or other object, or improvement of the land constituting a physical betterment of real property, or any part of such betterment, or any grading of the lot to prepare for the construction of a building. Certain lot improvements shall be properly bonded as provided in the regulations of this chapter. LSWMP, means the City’s Local Surface Water Management Plan which is on file at the City Engineer’s office. Marginal access street means a local street which is parallel to and adjacent to a major thoroughfare or a railroad right-of-way and which provides access to abutting properties. Outlot means a lot remnant or parcel of land, which is intended as open space, drainage or other use, for which no private development is intended. Boundary changes of an outlot shall not be permitted except by replat. Outlot means a parcel of land subject to future platting prior to development, or a parcel of land which is designated for public or private open space, right-of-way, utilities or other similar purpose. Parcel means a legally defined section of land. Parks and playgrounds means public land and open spaces in the city dedicated or reserved for passive or active recreation purposes. Pedestrianway means a public right-of-way, public easement or private easement to provide access for pedestrians. Phased subdivision application means an application for subdivision approval where the subdivider, pursuant to a specific plan proposes to immediately subdivide the property but will develop it in one or more individual phases over a period of time. A phased subdivision application may include an application for approval of, or conversion to, horizontal or vertical condominiums, nonresidential development projects, planned unit developments, mixed-use projects and residential developments. Plat means the drawing or map of a subdivision prepared for filing of record pursuant to M.S.A. ch. 505 and containing all elements and requirements set forth in this Cchapter. Preliminary plat means a tentative drawing or map of a proposed subdivision meeting the requirements enumerated in this Cchapter. Preliminary plat application means an application submitted to the city in accordance with the provisions enumerated in this Cchapter. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 7 Draft Subdivision Ordinance December 8, 2015 Page 5 Premature subdivision means an application for subdivision which cannot be approved until other services are installed or improvements are made to the land. Property line adjustment, means rearranging one or more property lines in such a way that parcels are neither created nor eliminated. Protective covenants means contracts made between private parties as to the manner in which land may be used, with the view to protecting and preserving the physical and economic integrity of any given area. Public improvement means any drainage ditch, roadway, parkway, sidewalk, pedestrianway, tree, lawn, off-street parking area, lot improvement or other facility for which the city may ultimately assume the responsibility for maintenance and operation, or which may affect an improvement for which local government responsibility is established. Replat means the combination, recombination or division of one or more lotsparcels or tracts of land which involves land which has previously been platted and which is on file of record with the county pursuant to M.S.A. ch. 505. Any replat unless specifically exempted shall be required to meet all of the requirements of this Cchapter. Right-of-way width means the shortest distance between lines of parcelslots or easements delineating the street rights-of-way. Setback means the shortest distance between a building and the property line nearest thereto. Simple division means the subdivision of a lot or tract into no more than two lots or tracts. Single-family attached housing means cluster housing, duplexes, or townhouses where each unit has a separate entrance and each unit is located on a separate parcel. Sketch plan means a plan, drawn to scale, which indicates the placement of proposed lots, streets, and building pads for the purpose of identifying requirements and limitations imposed by this chapter, the zoning chapter, and other city ordinances as related to the subdivision of property. Steep slope means a natural topographic feature with an average slope of at least 30%. Street width means the shortest distance between face of curb and face of curb, or if a surmountable curb, the shortest distance between the lowest point of each curb on opposite sides of the street. Subdivider means any individual, firm, association, syndicate, copartnership, corporation, trust or other legal entity having sufficient proprietary interest in the land sought to be subdivided to commence and maintain proceedings to subdivide the land under this Cchapter. Subdivision means the separation of an area, parcel or tract of land under single ownership into two or more parcels, tracts, lots, or long term leasehold interests, where the creation of the leasehold interest necessitates the creation of streets, roads or alleys, for residential, commercial, industrial or other use, or any combination thereof, except those separations: (1) Where all the resulting parcels, tracts, lots or interests will be 20 acres or larger in size and 500 feet in width measured along an existing right-of-way for residential uses and Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 8 Draft Subdivision Ordinance December 8, 2015 Page 6 five acres or larger in size and 300 feet in width measured along an existing right-of- way for commercial and industrial uses; or (2) Creating cemetery lots; (3) Resulting from court orders, or the adjustment of a lot line by the relocation of a common boundary. Any division of land so decreed which does not meet zoning chapter the requirements of Chapter 36-zoning for lot area, lot width, or which does not have the required frontage on a public right-of-way is not a buildable parcellot. Subdivision variance means a variance to design provisions of this Cchapter, but not to provisions of Chapter 36-zoning. of the zoning chapter. Townhouses means dwelling units attached in a single structure, each having a separate private entrance from the exterior of the structure (also see the zoning chapter description for cluster housing). Tract means a parcel created by a registered land survey which is described by a tract designation and a Registered Land Survey Number which is on file with the register of deeds of the county. Unit lots means lots created from the subdivision of a two-family dwelling or a townhouse having different minimum lot size requirements than the conventional base lot within the zoning district. Sec. 26-4. Conformance with the Ccomprehensive Pplan. No subdivision shall be approved by the city council which does not conform to the land use designations, objectives, policies or goals of the Ccomprehensive Pplan. Sec. 26-5. Approvals necessary for acceptance of subdivision plats. Before any plat shall be recorded or be of any validity, it shall be referred to the city planning commission for recommendation and approval by the city council as having fulfilled the requirements of this Cchapter. Sec. 26-6. Conditions for recording. No plat of any subdivision shall be entitled to be recorded in the county recorder's office or have any validity until the plat thereof has been prepared, approved and acknowledged in the manner prescribed by this Cchapter and a resolution approving the final plat has been filed with the county. Sec. 26-7. Building permits. No building permits shall be issued by the city for the construction of any building, structure or improvement to the land or to any parcellot in a subdivision, until all requirements of this Cchapter have been fully complied with. No building permits shall be issued for any outlot, except a building permit for public structures if the parcel is in public ownership. Sec. 26-8. Noise control requirement. Reserved. A subdivision may not be approved that would violate Minnesota Rules, chapter 7030. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 9 Draft Subdivision Ordinance December 8, 2015 Page 7 Sec. 26-9. Exceptions. Combinations, simple divisions, and property line adjustments. Combinations, simple divisions, and property line adjustments shall follow the application and procedures required by this Chapter for a subdivision unless exempted by this Section in which case the application and procedure for exempt combinations, simple divisions and property line adjustments shall be followed. The following land subdivisions are exempt from articles III and IV of this chapter. Upon request, the zoning administrator shall, within ten days, certify that a proposed subdivision is exempt. (1) Exempt subdivisions. Divisions of land are exempt if all of the following conditions are met: a. The land involved has been previously platted into lots and blocks and is designated in a subdivision plat on file and of record in the office of the county register of deeds or registrar of titles. b. The division involves no more than two previously platted lots. c. The division will not cause the land or any structure on the land to be in violation of this chapter, the zoning chapter of this Code or the building code. d. The subdivision will not involve any new street or road, or the extension of municipal facilities, or the creation of any public improvement. e. The subdivision will not involve any outlot. f. The purpose of the division is to divide a single parcel into two parcels. (2) Procedure for exempted subdivisions. The owners of such lots to be subdivided shall file with the zoning administrator a certificate of survey of the lots to be divided, and pay the required fee, plus any required park dedication. Such certificate of survey shall show the dimensions of the lots, as measured upon the recorded plan, the area of the lots, all corner elevations, all existing structures, including dimensions to existing and proposed property lines, all visible encroachments, all easements of record, and their proposed division. A written description of the separately described tracts which will result from the proposed division shall be included on the survey. If the proposed subdivision complies with all of the requirements of this section, it will be approved by the director of inspections, the planning manager, and the city assessor and forwarded to the county for filing. (a) Exemption. Applications for combinations, simple divisions and property line adjustments shall be exempt from articles III and IV of this Chapter if the following conditions are met: (1) A simple division will result in no more than one additional lot or tract. (2) A combination will combine no more than two parcels. (3) A property line adjustment will relocate a property line without increasing or decreasing the number of parcels. (4) The land involved has been previously subdivided by plat or Registered Land Survey and is on file and of record in the office of the county register of deeds or registrar of titles. (5) The application will not cause the parcel or any structure on the parcel to be in violation of this Code or the building code. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 10 Draft Subdivision Ordinance December 8, 2015 Page 8 (6) With the exception of sidewalks or trails, the application will not involve the construction of any new street or road, or the extension of municipal facilities, or the creation of any public improvement. (7) The application does not involve an outlot. (b) Applications. Applications for exempt combinations, simple divisions, and property line adjustments shall include the following: (1) A completed application and payment of the required application fee. (2) Certificate of survey, showing at a minimum: a. Dimensions of the existing and proposed parcels. b. The area of the existing and proposed parcels. c. All corner elevations. d. All existing structures, including dimensions to existing and proposed property lines. e. All visible encroachments. f. All easements of record. g. The proposed division. h. The legal description of the existing and proposed parcels. (3) A copy of the deed or title of the property. (c) Review. Applications for exempt combinations, simple divisions, and property line adjustments will be deemed complete when they contain all the required information. Complete applications will be approved by the Director of Inspections, the Planning Supervisor, the Engineering Director, and the City Assessor. Approved applications will be forwarded to the county for filing. Sec. 26-10. Conveyance by metes and bounds. No land shall be conveyedance of land in which the land conveyed is described by metes and bounds or by reference to an unapproved registered land survey made after April 21, 1961, or to an unapproved plat made after March 8, 1957. The provision of this section does not apply to the conveyance if the land described: (a) The provision of this section does not apply to the conveyance if the land described: (1) Was a separate parcel of record on March 8, 1957; (2) Was the subject of a written agreement to convey entered into prior to March 8, 1957; (3) Was a separate parcel of not less than 2 1/2 acres in area and 150 feet in width on January 1, 1966; (4) Was a separate parcel of not less than five acres in area and 300 feet in width on July 1, 1980; (5) Is a single parcel of commercial or industrial land of not less than five acres and having a width of not less than 300 feet and its conveyance does not result in the division of the parcel into two or more lots or parcels, any one of which is less than five acres in area or 300 feet in width; or (6) Is a single parcel of residential or agricultural land of not less than 20 acres and having a width of not less than 500 feet and its conveyance does not result in the division of the parcel into two or more lots or parcels, any one of which is less than 20 acres in area or 500 feet in width. (b) In any case in which compliance with the foregoing restrictions will create an unnecessary hardship and failure to comply does not interfere with the purpose of the subdivision regulations, the Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 11 Draft Subdivision Ordinance December 8, 2015 Page 9 platting authority may waive such compliance by adoption of a resolution to that effect and the conveyance may then be filed or recorded. (c) Land conveyed to the city, Hennepin County, the State of Minnesota, or railroads for right- of-way, or any residual land resulting from such conveyance, is not required to be platted. Secs. 26-1110--26-40. Reserved. ARTICLE II. ADMINISTRATION AND ENFORCEMENT* Sec. 26-41. Nonplatted subdivisions. (a) Registered land surveys. All registered land surveys in the city shall be presented to the planning commission in the form of a preliminary plat in accordance with the standards set forth in this Cchapter for preliminary plats, and the planning commission shall first approve the arrangement, sizes and relationships of proposed tracts in such registered land surveys, and tracts to be used as easements or roads should be so conveyed to the city. Unless a recommendation and approval have been obtained from the planning commission and city council, respectively, in accordance with the standards set forth in this Cchapter, building permits will be withheld for buildings on tracts which have been so subdivided by registered land surveys, and the city may refuse to take over tracts as streets or roads or to improve, repair or maintain any such tracts unless so approved. (b) Conveyance by metes and bounds. No division of one or more parcels in which the land conveyed is described by metes and bounds shall be recorded if the division is a subdivision. Building permits will be withheld for buildings or tracts which have been subdivided and conveyed by this method and the city may refuse to take over tracts as streets or roads or to improve, repair or maintain any such tracts. (b) Subdivision by metes and bounds. Properties described by metes and bounds shall only be further subdivided by plat. A subdivision described by metes and bounds shall not be approved by the City or recorded at the County. Building permits will be withheld for buildings on tracts which have been subdivided without City approval, and the city may refuse to take over tracts or to improve, repair or maintain any improvements on such tracts. Sec. 26-42. Subdivision Variances; planning commission recommendations; standards. (a) Findings. The planning commission may recommend a variance from the minimum standards of this chapter (not procedural provisions) when, in its opinion, undue hardship may result from strict compliance. In recommending any variance, the commission shall prescribe an y conditions that it deems necessary or desirable for the public interest. In making its recommendations, the planning commission shall take into account the nature of the proposed use of land and the existing use of land in the vicinity, the number of persons to reside or work in the proposed subdivision and the probable effect of the proposed subdivision upon traffic conditions in the vicinity. A variance shall only be recommended when the planning commission finds that all of the following exist: (a) Findings. The planning commission may recommend a variance from the minimum standards of this Chapter when, in its opinion, practical difficulties may result from strict compliance. The Planning Commission may not recommend a variance to a procedural provision of this Chapter, Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 12 Draft Subdivision Ordinance December 8, 2015 Page 10 or use this provision to recommend a variance to a zoning regulation. In recommending a variance, the commission shall consider: (1) The nature of the proposed use of land and the existing use of land in the vicinity, the number of persons to reside or work in the proposed subdivision and the probable effect of the proposed subdivision upon traffic conditions in the vicinity. (21) There are sSpecial circumstances or conditions affecting the property such that the strict application of the provisions of this Cchapter would deprive the applicant/owner of the reasonable use of the land. (32) The impact the variance will have on the public health, safety and welfare of The granting of the variance will not be detrimental to the public health, safety and welfare or injurious to other property in the vicinity territory in which the property is situated. (43) Topography, drainage or other naturally occurring characteristics of the land that result in a practical difficulty preventing the land from being used in a manner typical of land within the vicinity. The variance is to correct inequities resulting from an extreme physical hardship such as topography, etc. (5 4) The variance is not contrary to the intent of the Ccomprehensive Pplan. (b) Prescribing Conditions. The Planning Commission and City Council may prescribe any conditions that it deems necessary or desirable for the public interest. (c) City Council Action. After considerations of the planning commission recommendations, the city council may grant variances, subject to subsections (a)(1)--(a)( 45) of this section. (d) Expiration. A variance approved under this section shall expire without further action by the city at such time as the related preliminary plat and/or final plat approval expires. (b) Procedures. (1) Requests for a variance from this chapter shall be filed with the community development director on an application form provided by the city. Such application shall be accompanied by a fee as established by the city council. Such application shall also be accompanied by ten copies of detailed written and graphic materials necessary for the explanation of the request. (2) Upon receiving such application, the community development director shall set a date for a public hearing to coincide with the public hearing for preliminary plat at the planning commission. Notice of such hearing shall be published in the official newspaper at least ten days prior to such hearing, and individual property notices shall be mailed not less than ten days nor more than 30 days prior to the hearing to all owners of property within 500 feet of the parcel included in the request. (3) The community development director shall refer the application, along with all related information and report, to the city planning commission along with the request for a preliminary plat. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 13 Draft Subdivision Ordinance December 8, 2015 Page 11 (4) The applicant or a representative thereof shall appear before the planning commission in order to answer questions concerning the proposed variance request during the public hearing. (5) The planning commission and city staff shall have authority to request additional information from the applicant concerning the variance or to retain expert testimony with the consent and at the expense of the applicant concerning such variance where such information is declared necessary to ensure preservation of health, safety and general welfare. (6) Within 30 days after the public hearing, the planning commission shall make recorded findings of fact recommending approval or denial of the variance request, together with any conditions of approval it considers necessary to carry out the intent and purpose of this chapter and to protect the public health, safety and welfare. (7) The city council shall not grant a variance until it has received a report from city staff and recommendation from the planning commission or until 60 45 days after the first regular planning commission meeting at which the request was considered. (8) Upon receiving the report and recommendation of the planning commission and city staff, the city council shall place the report and recommendation on the agenda for the next regular meeting or the next meeting at which the preliminary plat is considered. Such reports and recommendations shall be entered in and made part of the permanent written record of the city council meeting. (9) Upon receiving the report and recommendation of the planning commission and city staff, the city council shall make a recorded finding of fact and impose any conditions it considers necessary to protect the public health, safety and welfare. (10) The city council shall decide whether to approve or deny a request for a variance within 30 days after the first regular city council meeting at which the request was considered. (11) A variance of this chapter shall be by majority vote of the full city council. Sec. 26-43. Violations; penalty. (a) Sale of parcelslots from unrecorded plats or registered land surveys. It shall be a misdemeanor to sell, trade or otherwise convey any lot or parcel of land as a part of any registered land survey, plat or replat of any subdivision or area located within the city unless such registered land survey, plat or replat shall have first been recorded in the office of the recorder of the county. (b) Receiving or recording unapproved subdivisionsplats. It shall be unlawful for a private individual to receive or record in any public office any plans, registered land surveys, or plats of land laid out in building lots and streets, alleys or other portions of the same intended to be dedicated to public or private use, or for the use of purchasers or owners of lots fronting on or adjacent thereto, and located within the city, unless the same shall bear thereon, by endorsement or otherwise, the approval of the city council. (c) Misrepresentations. It shall be a misdemeanor for any person owning an addition or subdivision of land within the city to represent that any improvement upon any of the streets, alleys or avenues of such addition or subdivision or any sewer in such addition or subdivision has been constructed according to the plans and specifications approved by the city council, or has been Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 14 Draft Subdivision Ordinance December 8, 2015 Page 12 supervised or inspected by the city, when such improvements have not been so constructed, supervised or inspected. (d) Penalty. Anyone violating any of the provisions of this Cchapter shall be guilty of a misdemeanor. Each day during which compliance is delayed shall constitute a separate offense. Sec. 26-44. Validity of Cchapter provisions. (a) Separability. If any section, subsection, sentence, clause or phrase of this Cchapter is for any reason to be invalid, such decision shall not affect the validity of the remaining portion of this Cchapter. (b) Failure to receive notices. Failure of a property owner to receive a notice shall not invalidate any proceedings as set forth within this Cchapter. Sec. 26-45. Amendment process. No amendment to this Cchapter shall occur without review and recommendation of the planning commission. Secs. 26-46--26-80. Reserved. ARTICLE III. PROCEDURES FOR FILING AND REVIEW Sec. 26-81. Sketch plan. (a) Purpose. In order to ensure that the all applicants are is informed of the procedural requirements and minimum standards of this Cchapter, and the requirements or limitations imposed by other city ordinances, plans and/or policies, prior to the preparation of a preliminary plat, the all applicants shall may present a sketch plan to the community development director prior to submitting an application for a preliminary plat. Similarly, the Community Development Director may require the submission of a sketch plan prior to the submission of a preliminary plat application. (b) Application. Submission of a subdivision sketch plan shall not constitute formal application for plat approval. Approval of the sketch plan shall not be considered binding in regard to subsequent plat review. The Ccommunity Ddevelopment Ddirector, notably in the case of multiphased projects, shall have the authority to refer the sketch plan to the planning commission and/or city council for review and comment. (1) The sketch plan submission shall include, but not be limited to, the following: a. SixAt least 2 copies, and one digital copy of the plat sketch plan at a scale of one inch equals 100 feet or less. The city may require that the sketch plan be provided in metric at a scale not smaller than 1:1200. b. An 8 1/2-inch x 11-inch or 11-inch x 17-inch reduction of the sketch plan. c. Payment of plan review fee. d. Escrow deposit to pay review costs of city staff and consultants. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 15 Draft Subdivision Ordinance December 8, 2015 Page 13 (2) The community development director shall review the sketch plat and respond to the applicant within ten business days for a single phase project and 30 calendar days for a multiphased project. Sec. 26-82. Preliminary plat. (a) Filing. At least six Sixteen copies, and one digital copy of the preliminary plat, as specified by section 26-122 at a scale not less than one inch equals 100 feet and one set of reductions no larger than 11 inches x 17 inches shall be submitted to the Ccommunity Ddevelopment Ddirector. The city may require that plans be submitted in metric at a scale not smaller than 1:1200. The subdivider shall also submit mailing labels for all of property owners located within 500 feet of the subject property obtained from and certified by the county auditor's office. The required filing fees, as established by city council resolution, shall be paid, and any necessary applications for variances from the provisions of this Cchapter shall be submitted with the required fee. The preliminary plat application shall be deemed complete when all the information requirements are complied with. (b) Hearing. The planning commission shall hold a public hearing. Notice of the hearing shall consist of a legal property description and description of request and shall be published in the official newspaper of the city at least ten days prior to the hearing. Written notification of the hearing shall be mailed at least ten days prior to all owners of land within 500 feet of the boundary of the property in question. The planning commission shall conduct the hearing and report its findings and make recommendations to the city council. (c) Technical assistance reports. Upon submission of a complete application for a preliminary plat, the Ccommunity Ddevelopment Ddirector shall immediately forward one copy of the plat to the director of public worksEngineering Director, director of inspections, Ffire Cchief, Ppolice Cchief and to the Ccity Aattorney for examination. Written reports or comments shall be made to the community development director. Such reports shall state recommendations for approval or disapproval of the preliminary plat and what changes are necessary or desirable to make such preliminary plat conform to the requirements of this Cchapter coming within the jurisdiction of such officer or department. (d) Review by other commissions or jurisdictions. The Ccommunity Ddevelopment Ddirector shall refer copies of the preliminary plat to the parks and recreation commission, Minnehaha Creek Watershed District, utility companies, other public service agencies, county, metropolitan, state or other public jurisdictions for their review and comment, where appropriate and when required. (e) Planning commission action. The planning commission shall make a recommendation to the city council following the close of the public hearing. If the planning commission has not acted upon the preliminary plat within 45 days following official receipt by the city of a preliminary plat application, completed in compliance with this Cchapter, the city council may act on the preliminary plat without the planning commission's recommendation. (f) City council action. (1) The city council shall approve or disapprove the preliminary plat within 120 days following receipt by the city of an application for a preliminary plat completed in compliance with this Cchapter unless an extension of the review period has been agreed to by the applicant. If a motion for approval of the preliminary plat fails, the preliminary plat shall be considered denied. The city council may impose conditions and restrictions on the preliminary plat which are deemed appropriate. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 16 Draft Subdivision Ordinance December 8, 2015 Page 14 (2) If the preliminary plat is not approved by the city council, the reasons for such action shall be recorded in the proceedings of the city council. If the preliminary plat is approved, such approval shall not constitute final acceptance of the design. Subsequent approval of the final plat by the city council will be required, including approval of the engineering proposals and other features and requirements as specified by this Cchapter to be indicated on the final plat. The city council may require such revisions in the preliminary plat and final plat as it deems necessary for the health, safety, general welfare and convenience of the city. (3) If the preliminary plat is approved by the city council, the subdivider must submit the final plat within 180 90 days after such approval or approval of the preliminary plat shall be considered void, unless a request for time extension is submitted in writing within 180 90 days and approved by the city council. Sec. 26-83. Final plat. (a) Filing. After the preliminary plat has been approved, the final plat shall be submitted for review as set forth in this section. At least three Ten copies, and one digital copy of the final plat at a scale no smaller than one inch equals 100 feet, plus one reduction no larger than 11 inches x 17 inches shall be submitted to the Ccommunity Ddevelopment Ddirector for distribution to appropriate city staff, the planning commission and the city council. The city may require that the final plat be submitted in meters at a scale no smaller than 1:1200. The final plat application shall be deemed complete when all the information requirements, documents and applicable fees enumerated in this Cchapter have been submitted. (b) Staff review. The city staff shall examine the final plat and prepare a recommendation to the planning commission. (c) Planning commission review. The planning commission shall review the final plat within 30 days of the submittal of a complete application. The planning commission shall review the final plat for conformance with the preliminary plat and shall make recommendation to the city council. (d) Approval by the city council. If accepted by the city council, the final plat shall be approved by resolution, which resolution shall provide for the acceptance of all agreements for basic improvements, public dedication and other requirements as indicated by the city council. If denied, the grounds for any refusal to approve a plat shall be set forth in the proceedings of the city council. If a motion for approval of the final plat fails, the final plat shall be considered denied. (e) Special assessments. When any existing special assessments which have been levied against the property described shall be divided and allocated to the respective parcellots in the proposed subdivisionplat, the city assessor shall estimate the clerical cost of preparing a revised assessment roll, filing the same with the county auditor, and making such division and allocation, and upon approval by the city council of such cost, the same shall be paid to the Ccity Cclerk before the final subdivisionplat approval. If the final subdivisionplat is denied, 100 percent of these costs shall be reimbursed to the applicant. (f) Recording final subdivisionplat. If the final plat is approved by the city council, the subdivider shall record it with the county recorder within one year six months after the approval or the approval of the final plat shall be considered void,. At any time, before or after the one year expiration date, the subdivider may request an extension. The request for extension shall be reviewed by the City Council. If approved, the City Council shall establish a new deadline for recording the plat. If denied, then the plat shall be considered void, and extensions shall no longer be considered. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 17 Draft Subdivision Ordinance December 8, 2015 Page 15 unless a request for time extension is submitted in writing prior to the six-month deadline and approved by the city council. The subdivider shall, immediately upon recording, furnish the Ccity Cclerk with a print and reproducible tracing of the final plat showing evidence of the recording. The subdivider shall also provide a copy of the final plat on disc in an electronic data format. No building permits shall be let for construction of any structure on any lot in the plat until the city has received evidence of the plat being recorded by the county. In addition, no erosion control permits shall be issued and no utility work or public improvements shall begin until the city has received evidence of the filing of such final plat, or all of the following conditions have been met: (1) The final plat is approved by the city council. (2) A developer's agreement is executed and financial security is in place as required. (3) A final grading plan is approved by the Engineering Ddepartment. (4) An erosion and sediment control plan is approved by the public worksEngineering Ddepartment. (5) A final tree replacement and preservation plan is approved by staff as required. (6) If utility work is requested, final utility plans are approved by the inspections and public worksEngineering Ddepartment. (7) If construction of public utilities is requested, final construction documents are approved by the public worksEngineering Ddepartment. (8) The city receives a copy of the watershed district permit approving the project. Furthermore, that the developer shall accept all risk associated with site work undertaken prior to recording of the final plat, and that any trees removed shall be replaced in accordance with the city's tree replacement and protection preservation ordinance, regardless of whether the site is developed. (g) Recording final plats of multiphased plats. If a preliminary plat is final platted in stages, unless otherwise provided in the development agreement, all stages must be final platted into lots and blocks, not just outlots, within two years after the preliminary plat has been approved by the city council or the preliminary plat of all phases not so final platted within the two-year period shall be void. (h) Simultaneous filing. The city may agree to review the preliminary and final plats simultaneously. Sec. 26-84. Premature subdivisions. (a) Deemed premature. Any subdivision deemed premature pursuant to the criteria listed in this section shall be deemed an incomplete application and shall be denied by the city council. (b1)Condition establishing premature subdivisions. A subdivision shall be deemed premature should any of the following provisions exist: Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 18 Draft Subdivision Ordinance December 8, 2015 Page 16 (1)a. Lack of adequate drainage. A condition of inadequate drainage shall be deemed to exist if the proposed subdivision does not conform to the city's LSWMPwater resource management plan. (2)b. Lack of adequate water supply. A proposed subdivision shall be deemed to lack an adequate water supply if the proposed subdivision does not have adequate sources of water to serve the proposed subdivision if developed to its maximum permissible density without causing an unreasonable depreciation of existing water supplies for surrounding areas. (3)c. Lack of adequate roads or highways to serve the subdivision. A proposed subdivision shall be deemed to lack adequate roads or highways to serve the subdivision when: a1. Roads which serve the proposed subdivision are of such a width, grade, stability, vertical and/or horizontal alignment, site distance, and surface condition that an increase in traffic volume generated by the proposed subdivision would create a hazard to public safety and general welfare, or seriously aggravate an already hazardous condition, or when, with due regard to the advice of the county and/or the state department of transportation, as appropriate, such roads are inadequate for the intended use. b2. The traffic volume generated by the proposed subdivision would create unreasonable roadhighway congestion or unsafe conditions on roadshighways existing at the time of the application or proposed for completion within the next two years. c3. The traffic volumes generated by the proposed subdivision exceed those established by any joint powers agreements with other jurisdictions or the travel demand management districts established in Chapter 36 – zoning of this code. the city's zoning chapter. (4)d. Lack of adequate sanitary sewer systems. A proposed subdivision shall be deemed to lack adequate waste disposal systems if there is inadequate sewer capacity in the present system to support the subdivision if developed to its maximum permissible density after reasonable sewer capacity is reserved for schools, planned public facilities, and commercial and industrial development projected for the next five years. (5)e. Inconsistency with capital improvement plans. A proposed subdivision shall be deemed inconsistent with capital improvement plans when improvements and/or services necessary to accommodate the proposed subdivision have not been programmed in the city, the county or other regional capital improvement plans. The city council may waive this criteria when it can be demonstrated that a revision to capital improvement programs can be accommodated or the subdivider agrees to provide the needed improvements. (c2) Regional system service inadequacies. (1)a. Existing conditions. A subdivision may be deemed premature if any of the following conditions set forth are found to exist: a1. The regionally controlled metropolitan sanitary sewer interceptors or wastewater treatment facilities are classified as having inadequate capacity to provide service within the standards of recognized public health and safety. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 19 Draft Subdivision Ordinance December 8, 2015 Page 17 b2. Regional transportation systems are deemed as inadequate to provide service levels within standards of recognized public safety. c3. Storm drainage systems under the jurisdiction of regional watershed districts, the Army Corps of Engineers, the state department of natural resources, state department of transportation, or other such responsible jurisdictions are inadequate to provide service levels within standards of recognized public health and safety or any required permits are denied by these jurisdictions. (2)b. City liability exemption. The city shall be exempted from any liability associated with the preliminary plat, final plat, development agreement or building permit denials, based upon factors and conditions related to regional governmental agency and unit jurisdictions and related service inadequacies. (d3)Burden of establishing. The burden shall be upon the applicant to show that the proposed subdivision or development is not premature. Secs. 26-85--26-120. Reserved. ARTICLE IV. PLAT AND DATA REQUIREMENTS Sec. 26-121. Sketch plan. (a) Sketch plan. Sketch plans shall contain, at a minimum, the following information: (1) Plat boundary. (2) North arrow. (3) Scale. (4) Street layout on and adjacent to the plat. (5) Designation of land use and current or proposed zoning. (6) Significant topographical or physical features. (7) General lot locations and layout. (b8) Preliminary evaluation. Determination by the Community Development Director Preliminary evaluation by the applicant that the subdivision is not classified as premature based upon criteria established in section 26-84. Sec. 26-122. Preliminary plat. (a) Preliminary plat submittal. The subdivider shall prepare and submit an application for all phases of the proposed subdivision that includes the preliminary plat drawing, preliminary utility plan, preliminary grading plan and preliminary tree preservation plan, together with any necessary supplementary information, mailing labels and required fees. The plans shall display dimensions in English and, if required, metric, and shall contain the information set forth in the subsections which follow: Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 20 Draft Subdivision Ordinance December 8, 2015 Page 18 (b) Preliminary plat application. The following must accompany the preliminary plat drawing at the time of application: (1) Identification of portions of property that are registered (torrens). A copy of the certificate of title shall accompany the preliminary plat application. (2) Names and addresses of all persons having property interest and names, addresses, and registration numbers of: a. The developer; b. Architect; c. Landscape architect; d. Engineer; and e. Surveyor. (c1)Preliminary plat drawing. (1)a. Legal description of lands to be subdivided. (2)b. Proposed name of subdivision; names shall not duplicate or too closely resemble names of existing subdivisions within the county. (3)c. Location of boundary lines in relation to a known section, quarter section or quarter- quarter section lines comprising a legal description of the property. (4)d. Graphic scale of plat, not less than one inch to 100 feet or in metric, 1:1200. (5)e. Date and north arrow. (6)f. Existing conditions: a1. Boundary lines, boundary line dimensions, and total acreage of proposed plat, clearly indicated. b2. Existing zoning classifications for land within and abutting the subdivision, including shoreland zoning boundaries or overlay zoning districts, if applicable. c3. The boundaries of any wetlands or floodplains within the proposed plat, clearly indicated. d4. Location, widths and names of all existing or previously platted streets or other public ways, showing type, width and condition of improvements, if any, railroad and utility rights-of-way, parks and other public open spaces, permanent buildings and structures, easements and section and corporate lines within the parceltract and to a distance of 150 feet beyond the parceltract. e5. Boundary lines of adjoining unsubdivided or subdivided land, within 150 feet, identified by plat name or ownership, including all contiguous land owned or controlled by the subdivider. (7)g. Proposed design features: a1. Layout of proposed streets showing the right-of-way widths, centerline gradients, typical street sections, and proposed names of streets. The name of any street heretofore used in the city or its environs shall not be used unless the proposed street is a logical extension of an already named street, in which event the same name shall be used. The proposed street name shall not include the word "park." The city council may reject any proposed street name it deems inappropriate. b2. Locations and widths of proposed alleys and pedestrianways. c3. Location, dimension and purpose of all existing and proposed easements, both public and private. d4. Layout, numbers, lot areas and lineal dimensions of lots and blocks, to a degree of accuracy necessary to determine zoning chapter compliance with Chapter 36 - zoning. e5. Minimum front, side street, interior side and rear building setback lines. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 21 Draft Subdivision Ordinance December 8, 2015 Page 19 f6. The lot width at the building setback line. g7. Areas, including streets, alleys, pedestrianways, bikeways, parks and utility easements intended to be dedicated or reserved for public use, including the size of such areas in acres. (2) Preliminary plat application. The following must accompany the preliminary plat drawing at the time of application: a. Identification of portions of property that are registered (torrens). A copy of the certificate of title shall accompany the preliminary plat application. b. Names and addresses of all persons having property interest and names, addresses, and registration numbers of: 1. The developer; 2. Architect; 3. Landscape architect; 4. Engineer; and 5. Surveyor. (d3) Preliminary grading plan. The developer shall submit a preliminary grading and drainage plan which must include the following information: (1)a. North arrow, scale (not less than one inch = 100 feet, or if in metric, 1:1200), and legend. (2)b. Lot and block numbers, house pad location, home style and proposed building pad elevations at garage slab and lowest floor for each lot. (3)c. Topography in two-foot contour intervals with existing contours shown as dashed lines and proposed contours as solid lines. Existing topography shall extend 150 feet outside of the parcel tract. (4)d. Location of all natural features on the parceltract and to a distance 150 feet from the parceltract. Natural features are considered to include, but are not limited to, the following: tree lines, wetlands, ponds, lakes, streams, drainage channels, bluffs, steep slopes, etc. (5)e. Location of all existing storm sewer facilities, including pipes, manholes, catch basins, ponds, swales and drainage channels within 150 feet of the parceltract. Existing pipe grades, rim and invert elevations, and normal and high water elevations must be included. (6)f. If the plat is located within or adjacent to a 100-year floodplain, flood elevations and locations must be clearly shown on the plan. (7)g. Spot elevations at drainage break points and directional arrows indicating site, swale and lot drainage. (8)h. Locations, grades, rim and invert elevations of all storm sewer facilities, including ponds, proposed to serve the parceltract. (9)i. Locations and elevations of all street high and low points. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 22 Draft Subdivision Ordinance December 8, 2015 Page 20 (10)j. Street grades shown, with a maximum permissible grade of ten percent and a minimum of 0.5 percent. (11)k. Phasing of grading. (12)l. The location of all oversize nontypical easements. (e4) Erosion control plan. This plan shall incorporate the elements as required by Chapter 12- Environment and Chapter 36-Zoning. the Zoning chapter. (f5) Tree replacement and protection preservation plan. This plan shall incorporate the elements as required by Chapter 36-Zoning. the zoning chapter. (g6) Preliminary utility plan. (1)a. Easements. Location, dimension and purpose of all proposed easements. (2)b. Underground facilities. Location and size of existing sewers, water mains, culverts or other underground facilities within the parceltract and to a distance of 150 feet beyond the parceltract. Such data as grades, invert elevations and location of catchbasins, manholes, gateways, and hydrants shall also be shown. (3)c. Sanitary sewer facilities. Locations, grades, rim and invert elevations, and sizes of all proposed sanitary sewer facilities to serve the tract. (4)d. Hydrants and valves. Location, type and style of all proposed hydrants and valves for the proposed water mains. (h7) Preliminary landscape plan. This plan shall show the proposed tree replacement and landscape requirements set forth in Chapter 36-Zoning. the zoning chapter. (i8) Statement of proposed use. A statement of the proposed use of the land including the type of residential buildings, proposed number of dwelling units, and type of business or industry. This shall be used to determine whether existing roadways and utilities have the capacity to accommodate the development. (j9) Supplementary information. Any or all of the supplementary information requirements set forth in this subsection shall be submitted when deemed necessary by the city staff, consultants, advisory bodies and/or city council. (1)a. Existing conditions to a distance of up to 500 feet from the proposed subdivision tract, including such features as structures, street rights-of-way, natural features, topographical contours, etc. (2)b. Proposed protective covenants, deed restrictions, and commons areas. (3)c. Soil borings atfor locations within the proposed subdivision prepared by a qualified person. (4)d. A survey prepared by a qualified person identifying tree coverage in the proposed subdivision in terms of type, weakness, maturity, potential hazard, infestation, vigor, density and spacing. (5)e. Statement of the proposed use of lots stating type of buildings with number of proposed dwelling units or type of business or industry, so as to reveal the effect of the development on traffic, fire hazards and congestion of population. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 23 Draft Subdivision Ordinance December 8, 2015 Page 21 (6)f. If any zoning changes are contemplated, the proposed zoning plan for the areas, including dimensions, shall be shown. Such proposed zoning plan shall be for information only and shall not vest any right in the applicant. If appropriate zoning is not in place, the preliminary plat is deemed to be immature and shall be denied by the city council. g. The subdivider shall be required to submit a sketch plan of adjacent properties so as to show the possible relationships between the proposed subdivision and future subdivisions. All subdivisions shall be required to relate well with existing or potential adjacent subdivisions. (7)h. Where structures are to be placed on large or excessively deep lots which are subject to potential replat, the preliminary plat shall indicate a logical way in which the lots could possibly be resubdivided in the future. (8)i. When the city has agreed to install improvements in a development, the developer will be required to furnish a financial security satisfactory to the city. (9)j. House plans which demonstrate lots to be buildable and the resulting structures compatible in size and character to the surrounding area. (10)k. A comprehensive screening plan which identifies all proposed buffering and screening in both plan and sectional view. (11)l. Preliminary traffic analysis: Analysis shall cover all roadways which will be affected by the proposed plat, including traffic capacities at intersections, current traffic counts, traffic projections from the proposed development, and necessary roadway improvements to accommodate the proposed development. (12)m. Other information deemed appropriate by the city. Sec. 26-123. Final plat. (a) Final plat submittal. The owner or subdivider shall submit a final plat, final grading, development, and erosion control plan, final utility plan, final tree preservation plan, final landscape plan, and other documents as described in this section, together with any necessary supplementary information. (b) Final plat application. The following information shall be submitted as part of the final plat application. All plans shall be prepared in accordance with current city specifications: (1) Final grading plan. (2) Site development plan. (3) Erosion control plan. (4) Final utility plan. (5) Final landscape plan. (6) Final tree replacement and protection plan. (7) A title report prepared by a title company indicating owners and encumbrances on the property and a statement as to which parts of the property are registered (torrens). (8) Address map. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 24 Draft Subdivision Ordinance December 8, 2015 Page 22 (9) Any supplementary information which may be required. (c1) Final plat drawing. The final plat, prepared for recording purposes, shall be prepared in accordance with provisions of state statutes and county regulations, and shall contain the following information: (1)a. Name of the subdivision, which shall not duplicate or too closely approximate the name of any existing subdivision. (2)b. Location by section, township, range, county and state, including descriptive boundaries of the subdivision, based on an accurate traverse, giving angular and linear dimensions which must mathematically close. The allowable closure error of any portion of a final plat shall be one foot in 7,500 feet. (3)c. The location and description of all monuments. Locations of such monuments shall be shown in reference to existing official monuments on the nearest established street lines, including true angles and distances to such reference points or monuments. (4)d. Location of lots, streets, public highways, alleys, parks and other features, with accurate dimensions in feet and decimals of feet, with the length of radii and/or arcs of all curves, and with all other information necessary to reproduce the plat on the ground. Dimensions shall be shown from all angle points of curve to lot lines. (5)e. Lots and outlots shall be numbered clearly. Blocks are to be numbered, with numbers shown clearly in the center of the block. (6)f. The exact locations, widths and names of all streets to be dedicated. (7)g. Location, width and type of all easements to be dedicated. (8)h. Name and registration number of land surveyor making the plat. (9)i. Scale of the plat shall be 20, 30, 40, 50, 60 or 100 scale, if in English, with the scale written and shown graphically on a bar scale along with the date and north arrow. If the city requires the plat in a metric, acceptable scales shall be provided by the city. (10)j. Title information required on final plat: a1. Statement dedicating all easements as follows: "Easements for installation and maintenance of utilities and drainage facilities are reserved over, under and along the areas marked `drainage and utility easements'." b2. Statement dedicating all streets, alleys and other public areas not previously dedicated as follows: "Streets, alleys, and other public areas shown on this plat and not heretofore dedicated to public use are hereby so dedicated." c3. Space for certification by the following parties (to be certified by appropriate parties prior to the city signing the final plat): 1i. Registered surveyor, in the form required by M.S.A. § 505.03, as amended. 2ii. Execution of all owners of any interest in the land, any holders of a mortgage thereon, of the certificates required by M.S.A. § 505.03, as amended, and which certificate shall include a dedication of the utility easements and other public areas in such form as approved by the city council. 3iii. Certificates of approval and review to be filled in by the signatures of the mayor and city clerk. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 25 Draft Subdivision Ordinance December 8, 2015 Page 23 The form of approval of the city council is as follows: Approved by the city council of the City of St. Louis Park, Minnesota. This ________ day of _____________, 20________ Signed ___________________________ Mayor Attest, ___________________________ City Clerk Dated this ________ day of ________, 20________ (2) Final plat application. The following information shall be submitted as part of the final plat application. All plans shall be prepared in accordance with current city specifications: a. Final grading plan. b. Site development plan. c. Erosion control plan. d. Final utility plan. e. Final landscape plan. f. Final tree preservation plan. g. A title report prepared by a title company indicating owners and encumbrances on the property and a statement as to which parts of the property are registered (torrens). h. Address map. i. Any supplementary information which may be required. (d3) Title insurance. Prior to the city signing the final plat, the developer shall submit an owner's policy of title insurance which insures the city's interests in the plat, i.e. publicly dedicated streets, sidewalks, easements and the like. Sec. 26-124. Address map.Reserved. (a) Address map required. With submission of the final plat, the applicant shall submit to the community development director ten copies of the plat map showing all addresses on the plat correctly labeled in conformance with all applicable county and city ordinances and policies, which shall subsequently be distributed to the utility companies and local school districts. The zoning administrator shall supply the applicant with addresses for the new plat. Sec. 26-125. Engineering standards for final grading, development and erosion control plans. (a) Final grading plan required. The final grading, development and erosion control plan shall contain and comply with the following information and standards: (1) North arrow. (2) Scale: The scale on the plan must be one of the following, if in English: 1 inch 20 feet 1 inch 30 feet Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 26 Draft Subdivision Ordinance December 8, 2015 Page 24 1 inch 40 feet 1 inch 50 feet Scale to be shown graphically on a bar scale. (3) Symbol key: Key with all line types, symbols, shading and crosshatching denoted. (4) Illustration key: Illustration key showing symbols for all information pertaining to lot and house design, including grades, easements, lot and block, setbacks, etc. (5) Benchmark: The benchmark provided must be based upon the city/county benchmark system established in 1990. Copies of level loops for newly established benchmarks must be provided with the initial submittal of the grading plan. (6) Lines: Subject property's boundary lines, lot lines and right-of-way lines. (7) Adjacent area information: All adjacent plats, parcels, rights-of-way, section lines and existing topography extended a minimum of 150 feet beyond the subject parcel in all directions. (8) Topography: Topography in two-foot contour intervals with existing contours shown as dashed lines and proposed contours shown as solid lines. All existing and proposed contours labeled at each edge of the plan and at appropriate locations within the plan. (9) Natural features: Locations of all existing natural features must be clearly shown. Natural features are considered to include, but are not limited to, the following: tree lines, wetlands, ponds, lakes, streams, drainage channels, bluffs, steep slopes, etc. (10) Storm sewers: Location of existing storm sewer facilities within 150 feet of the subject parcel. (11) Flood elevations: If the property is within or adjacent to a 100-year floodplain, flood elevations and locations must be clearly shown on the plan. (12) Total area: Total area of plat, each lot, outlot and ponding area denoted on plan (tabulation permitted). (13) Direction arrows: Direction arrows indicating site, swale and lot drainage patterns. Spot elevations must be provided at drainage break points. (14) Slope: Maximum slopes created by grading shall be 3:1, except where slopes meet a water body, then the maximum is 4:1. Existing grades which exceed 3:1 may be preserved. (15) Numbers: Lot and block numbers. (16) Lot corners: Proposed lot corner elevations. (17) Names: Street names. (18) Emergency overflow swales: Emergency overflow swales located, labeled and spot elevations. Rear or side lot line swales minimum one percent grade sandy soils, and 1.5 percent grade clay soils. (19) Grades: Percent grades indicated along major drainage swales (more than 12 lots). Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 27 Draft Subdivision Ordinance December 8, 2015 Page 25 (20) Proposed elevations: Proposed elevations at garage floor and lowest floor elevation. Proposed finished ground elevations around home for final grading. The top of the foundation and garage floor of all structures shall be a minimum of 18 inches above the grade of the crown (center) of the street. (21) Style of home: Style of home indicated for each lot, e.g., rambler, split level, walkout, full basement, etc. (22) Building footprints for each lot. (23) High and low points: Finished spot elevations at all high and low points. (24) Cul-de-sac: Locations of all temporary cul-de-sac. (25) Storm sewers: Locations of all proposed storm sewer facilities. (26) Drainage: Maximum of 600 lineal feet of drainage from rear yard areas permitted. Rear yard catchbasins must be installed at the 600-foot mark, or as determined by the director of public worksEngineering Director. (27) Draintile: Location of proposed draintile including cleanout locations and inverts of services to each lot (five feet from the lot line on the downstream side of the lot). Invert information is required only if depth of tile is other than 36 inches city standard depth. (28) Utility easements: Location of all oversized drainage and utility easements. (29) Ponds: All existing and proposed ponds must have normal water level (NWL), 100- year high water level (HWL) shown and total volume (acre feet) of stormwater retention indicated above the NWL. (30) Inlets and outlets: Invert elevation of inlets and outlets into ponds. (31) Tree protectionpreservation: Location of tree protection preservation fencing and limits of clearing and grading clearly shown on plans. (32) Mass grading: Designation of lots to be mass graded and custom graded. (33) Erosion control: Location and details of all structural erosion control measures including, but not limited to, the following: temporary gravel construction access roads, temporary and permanent sediment basins, silt fence, staked bales, storm sewer inlet filters, rock filter dikes, storm sewer outlet protection, erosion control mats, fiber blankets and nettings. (34) Soil stockpiling: Locations of soil stockpile areas with temporary stabilization measures indicated. (35) Seeding: Seeding specifications, including: a. Type of seeding (permanent, temporary, dormant); b. Type of seed and application rate; c. Fertilizer type and application rate; d. Mulch type, application rate and method of anchoring; e. Specifications for the installation and maintenance of erosion control mats, blankets or netting; f. Note requiring seeding to be completed within 48 hours of rough grading with revegetation to occur within 48 hours of fine grading. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 28 Draft Subdivision Ordinance December 8, 2015 Page 26 (36) Lot benching: Standard lot benching detail must be provided. (37) Detail plates: Standard detail plates and maintenance information for each of the measures in this section used must also be included. (38) Grading plan: Requirements for certified grading plan: a. A certified plan must be submitted within 30 days of grading completion. b. The "as constructed" grading plan must include certification by a registered land surveyor or engineer that all ponds, swales and drainageways have been constructed on public easements or land owned by the city. c. The "as constructed" grading plan shall include field verified elevations as the following: 1. Cross sections of ponds. 2. Location and elevations of all swales, drainageways and emergency overflows. 3. All lot corners and center of house pads. Secs. 26-126--26-150. Reserved. ARTICLE V. DESIGN STANDARDS Sec. 26-151. Consistency. Preliminary and final plats may only be approved if they are consistent with the city's Ccomprehensive Pplan and Chapter 36-Zoning. zoning chapter. Preliminary plats may not be approved prior to adoption of any Ccomprehensive Pplan or Chapter 36 – Zoning zoning chapter changes necessary for final plat approval. Sec. 26-152. Blocks and lots. (a) Blocks. (1) Length. In general, intersecting streets determining block lengths shall be provided at such intervals so as to serve cross traffic adequately and to meet existing streets. Where no existing plats control, blocks should not exceed 600 feet nor be less than 300 feet in length, except where topography or other conditions justify a departure from this maxim. In blocks longer than 300 feet, pedestrianways or easements at least ten feet in width through the block may be required near the center of the block. The optimum block shall have a perimeter of 1300 feet. (2) Width. The width of the block shall normally be sufficient to allow two tiers of lots of appropriate depth except where blocks abut a railroad or major thoroughfare where it may have a single tier of lots. Blocks intended for business or industrial use shall be of such width as to be considered most suitable for their respective use, including adequate space for off-street parking and deliveries. (b) Lots. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 29 Draft Subdivision Ordinance December 8, 2015 Page 27 (1) Area and configuration. The minimum lot area, width and depth shall not be less than that established by the Chapter 36 – Zoning zoning chapter in effect at the time of adoption of the final plat. The minimum lot width established by the zoning chapter shall occur at the front setback line and shall be maintained for a continuous one-third of the lot depth. a. Easements established over wetlands and regional utility lines shall be excluded from the calculation of minimum lot area. b. The minimum lot width established by Chapter 36 - Zoning shall occur at the front setback line and shall be maintained for a continuous one-third of the lot depth. (2) Corner lots. The minimum width for a corner lot in residential use shall be ten feet wider than that required for interior lots. (3) Side lot lines. Side lines of lots shall be approximately at right angles to street lines or radial to curved street lines. (4) Frontage. Every lot must have frontage on a city-approved right-of-way other than an alley and have the minimum width measured at the setback line as required in Chapter 36 – Zoning the city zoning chapter. (5) Setback lines. Setback or building lines shall be shown on all lots intended for residential use and shall not be less than the setback required by Chapter 36 – Zoning the city zoning chapter, as may be amended. (6) Build to lines. Build to lines shall be shown on all lots located in those areas where applicable as determined by the Ccomprehensive Pplan or Chapter 36 – Zoning. zoning chapter, as may be amended. (7) Watercourses. Lots abutting a watercourse, wetland, ponding area, drainageway, channel or stream shall have additional depth of at least 30 feet to accommodate easements for public trails and erosion control devices. Buildings shall also conform to any requirements of Chapter 36 – Zoning the zoning chapter for floodplain or other setback requirements. No part of any lot shall be platted within the floodway unless such floodway is left in its natural state, and no clearing, filling, grading, or other changes in the natural contours shall be done except that required or authorized under the subdivision contract or by conditional use permit. (8) Features. In the subdividing of any land, due regard shall be shown for all natural features, such as topography, tree growth, watercourses, historic spots or similar conditions which, if preserved, will add attractiveness and stability to the proposed development. The subdivision shall conform to the natural limitations presented by topography and soil so as to create the least potential for soil erosion and minimize slopes for roads, sidewalks and trails. (9) Lot remnants. All remnants of lots below minimum size left over after subdividing of a larger parceltract must be added to adjacent lots, rather than allowed to remain as unusable parcels, unless the land is required for public purpose, is designated as an outlot, and has access from a public street. (10) Political boundaries. No plat shall extend over a political boundary. No single lot shall extend over a school district boundary. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 30 Draft Subdivision Ordinance December 8, 2015 Page 28 (11) Frontage on two streets. Double frontage, or lots with frontage on two parallel streets, shall not be permitted except: where lots back on major collector or arterial streets, county or state highways, or where topographic or other conditions render subdividing otherwise unreasonable. Such double frontage lots shall adhere to the following requirements: a. Lot depth. Double frontage lots shall have an additional depth of at least 20 feet in order to allow space for screening along the back lot line. To ensure adequate depth for such screening, except as may be approved by the city council, the following minimum depth requirements shall be required for double frontage lots: District Minimum Lot Depth (feet) R-1 low density single-family 140 R-2 single-family 140 R-3 two-family 140 b. Screening. All screening requirements as regulated Chapter 36 – Zoning by the zoning chapter are satisfactorily met. (12) Lots abutting collector or arterial streets. Turnaround access. Where proposed residential lots abut a collector or arterial street, alleys shall be encouraged for access to off-street parking areas and garages. Where alleys are not feasible, driveways shall have shared access and vehicle turnarounds so that vehicles do not back onto the street. (13) Buffer side yards. a. In the case of side yards involving single-family residential lots which abut major collector or arterial streets, except as may be approved by the city council, lot widths shall be increased at least ten feet above the minimum lot width for the purpose of establishing buffers along the lot line bordering such streets. b. Buffering of side yards bordering major collector or arterial streets shall comply with the requirements as established by Chapter 36 – Zoning. the zoning chapter. (14) Irregular shaped lots. On single-family residential lots which are not rectangular in shape, the developer shall demonstrate to the city an ability to properly place principal buildings and accessory structures upon the site which are compatible in size and character to the surrounding area. (15) Required yard setback infringements. All single-family, two-family and cluster housing residential lots shall be designed in consideration of potentials for to accommodate buildings such as accommodating two-car garages, porches and decks, etc. Such buildings and structures shall be compatible in character with the surrounding area. Sec. 26-153. Streets and alleys. (a) Generally. There shall be a continuous network of streets and alleys within the subdivision which connect with existing streets and alleys. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 31 Draft Subdivision Ordinance December 8, 2015 Page 29 (b) Streets and alleys. Streets and alleys shall be constructed according to the standards and specifications on file in the City Engineers office. (c) Streets, continuous. Except for dead-end streets, aAll streets shall connect with streets already dedicated in adjoining or adjacent subdivisions, or provide for future connections to adjoining unsubdivided parcelstracts, or shall be a reasonable projection of streets in the nearest subdivided parcelstracts. The arrangement of thoroughfares and collector streets shall be considered in their relation to the reasonable circulation of traffic, to topographic conditions, to runoff of stormwater runoff, to public convenience and safety, and in their appropriate relation to the proposed uses of the area to be served. (d) Dead-end streets/alleys. (1) Prohibited. Dead-end streets (temporary or permanent) without turnarounds shall be prohibited. (2) Criteria for construction. Permanent dead-end streets or alleys shall be allowed only where one or more of the following criteria have been met: a. Area topography or other physical site conditions warrant a dead-end street or alley. b. A through street or alley is not physically feasible or desirable due to environmental considerations. (3) Requirements. Permanent dead-end streets or alleys shall not be longer than 500 feet including a terminal turnaround which shall be provided at the closed end. The turnaround design shall be approved by the Engineering Director. (e) Temporary dead-end streets. In those instances where a street is terminated pending future extension in conjunction with future subdivision and more than 200 feet between the dead end and the nearest intersection, a temporary turnaround facility shall be provided at the closed end, in conformance with cul-de-sac requirements. This temporary cul-de-sac must be placed inside a temporary roadway easement if it is located outside street right-of-way. Security will be required for removal or restoration as determined by the Engineering Director. (fc) Street plans for future subdivisions. Where the plat to be submitted includes only part of the parceltract owned or intended for development by the subdivider, a tentative plan of a proposed future street system for the unsubdivided portion shall be prepared and submitted by the subdivider. (d) Temporary dead-end streets. In those instances where a street is terminated pending future extension in conjunction with future subdivision and more than 200 feet between the dead end and the nearest intersection, a temporary turnaround facility shall be provided at the closed end, in conformance with cul-de-sac requirements. This temporary cul-de-sac must be placed inside a temporary roadway easement if it is located outside street right-of-way. Security will be required for removal or restoration as determined by the director of public works. (ge) Provisions for resubdivision of large lots and parcels. When a parceltract is subdivided into larger than normal building lots or parcels, such lots or parcels shall be so arranged as to permit the logical location and openings of future streets and appropriate resubdivision, with provision for adequate utility connections for such resubdivision. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 32 Draft Subdivision Ordinance December 8, 2015 Page 30 (hf) Street intersections. Under normal conditions, streets shall be laid out so as to intersect as nearly as possible at right angles, except where topography or other conditions justify variations. Under normal conditions, the minimum angle of intersection of streets shall be 80 degrees. Street intersection jogbs with an offset of less than 125 feet shall be avoided. (ig) Subdivisions abutting major rights-of-way. Wherever the proposed subdivision contains or is adjacent to the right-of-way of a U.S. or state highway or thoroughfare, provision may be made for a marginal access street approximately parallel and adjacent to the boundary of such right-of- way; provided, however, that due consideration is given to proper circulation design, or for a street at a distance suitable for the appropriate use of land between such street and right-of-way. Such distance shall be determined with due consideration of the minimum distance required for approach connections to future grade separations, or for lot depths. (jh) Sidewalks and multipurpose trailways. All new sidewalks and multipurpose trailways shall be funded consistent with the city's policies and shall be accessible by handicapped persons in accordance with M.S.A. § 471.464. (1) Location. Sidewalks or multipurpose trailways shall be provided on both sides of existing and new streets internal to the subdivision, and on the side of existing or new streets adjacent to the subdivision. both sides of all public streets whether existing or new. Sidewalks shall be provided on at least one side of all dead end streets and private streets. Multipurpose trailways shall be installed in areas identified by the Sidewalk and Trailway Plan, in some instances, the trailway may not be located adjacent to a street. comprehensive plan. (2) Sidewalk and trailway specifications widths. All sidewalks and trailways shall be constructed of concrete and shall conform to the specifications on file at the City Engineers Office and conform to the design standards in the Sidewalk and Trailway Plan. following minimum widths for all new plats: Land Use Street Type Width (feet) Single-family residential Private 5 Single-family residential Local 5 Single-family Collector, arterial 5 Multifamily residential All 6 Cluster housing Private 5 Cluster housing Local 5 Cluster housing Collector, arterial 6 Commercial All 6-8 Industrial All 6 (3) Multipurpose trailways widths. In new plats, unless otherwise directed by the city council, all multipurpose trailways identified by the city's comprehensive plan shall have a minimum width of eight feet and be constructed of bituminous materials. Sufficient area shall be designated on both sides of the multipurpose trail to allow for snow storage and landscaping. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 33 Draft Subdivision Ordinance December 8, 2015 Page 31 (4) Grade. Sidewalks shall slope one-quarter inch per foot away from the property line. (3) Dedication in lieu of construction. In lieu of installing a sidewalk or trailway, the city may require, at its discretion, a cash contribution in an amount listed in the schedule of fees attached as appendix A of this Code. (i) Bicycle lanes. Bicycle lanes shall be encouraged on all streets where either current or projected traffic volumes exceed an average of 3,000 cars per day. (kj) Service access; alleys. Service access shall be provided in commercial and industrial districts for off-street loading, unloading and parking consistent with and adequate for the uses proposed. Alleys shall be encouraged for access to parking in all areas. Alleys, where provided, shall meet the design standards indicated in subsection (s) of this section, street sections. Dead-end alleys shall be avoided wherever possible, but if unavoidable, such dead-end alleys may be approved if adequate turnaround facilities are provided at the closed end. Alleys, where provided, shall meet the design standards on file at the Engineering Department. (k) Half-streets. Dedication of half-streets shall not be considered for approval except where it is essential to the reasonable development of the subdivision and in conformity with the other requirements of the regulations of this section, or where it is found that it will be practical to require the dedication of the other half when the adjoining property is subdivided. (l) Curb and gutter. Curb and gutter shall be included as a part of the required street surface improvement and shall be designed for installation along both sides of all roadways in accordance with the standards of the city. (lm)Compliance with the county transportation plan. All subdivisions incorporating streets which are identified in the county transportation plan, as amended, shall comply with the minimum right-of-way, surfacedstreet width and design standards, as outlined in such plan, and must be reviewed and approved by the county. (n) Street grades. Except when, upon the recommendation of the director of public works, the topography warrants a greater maximum, the grades in all streets, thoroughfares, collector streets, local streets and alleys in any subdivision shall meet those requirements indicated in subsection (s) of this section, street sections. (o) Curb radius. The curb radii for thoroughfares, collector streets, local streets and alleys shall be approved by the public works director. Curb radius for driveways and alleys shall be five feet, except where an alley intersects with another alley and then the curb radius shall be 25 feet. (p) Reverse curves. Minimum design standards for collector and arterial streets shall comply with Minnesota State Aid Standards. (mq)Reserve strips. Reserve strips controlling access to streets shall be prohibited except under conditions accepted by the city council. (nr) Street right-of-way widths. Street right-of-way widths shall conform with those requirements indicated in subsection (s) of this section, the street sections on file in the Engineering Department., for each of the following designated streets: Street Classification Street section Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 34 Draft Subdivision Ordinance December 8, 2015 Page 32 High-density minor arterial Low-density minor arterial C-70, C-110 Major collector C-70, C-110 Minor collector R-60, R-75, C-70 Local streets R-50, R-60, R-75, C-70 Private streets R-22, R-22A, R-50, R-60 Alleys A-22-R, A-26-R, A-30-C (s) Street sections. The street section shall comply with design standards as set forth in this chapter. Typical street sections for various types of development are specified in this subsection. All street designs shall reflect projected traffic volumes and are subject to the review and approval of the director of public works. Land Use Allowable Street Type Single-family attached A-22, A-26, R-24-P, R-24-AP, R-50, R-60, R-75 Single-family detached R-50, R-60, R-75 Multifamily residential A26-R, A30-C, R-60, R-75 Commercial A-30-C, C-70, C-110 Industrial A-30-C, C-70, C-110 Alleys (Lanes) Center Line Gradients Minimum……..0.5% Maximum……8.0% Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 35 Draft Subdivision Ordinance December 8, 2015 Page 33 Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 36 Draft Subdivision Ordinance December 8, 2015 Page 34 Private Residential Streets Center Line Gradients Minimum……0.5% Maximum…...6.0% Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 37 Draft Subdivision Ordinance December 8, 2015 Page 35 Residential Streets Center Line Gradients Minimum……0.5% Maximum…...6.0% Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 38 Draft Subdivision Ordinance December 8, 2015 Page 36 Commercial Streets Center Line Gradients Minimum……0.5% Maximum…...4.0% Type C-110 Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 39 Draft Subdivision Ordinance December 8, 2015 Page 37 (t) Street trees. Street trees shall be planted in accordance with provisions of the zoning chapter. (u) Seeding or sodding. Any areas disturbed within the street right-of-way, at the time of construction, shall be restored with a minimum of four inches of topsoil and shall be seeded or sodded as directed by the director of public works. (v) Cul-de-sac/dead-end streets. (1) Prohibited generally. Dead-end streets (temporary or permanent) without cul-de-sac shall be prohibited. (2) Criteria for construction. Permanent dead-end streets shall be allowed only where one or more of the following criteria have been met: a. Area topography or other physical site conditions warrant a dead-end street. b. A through street is not physically feasible or desirable due to environmental considerations. (3) Requirements. Permanent dead-end streets shall not be longer than 500 feet including a terminal turnaround (cul-de-sac) which shall be provided at the closed end. The cul-de- sac shall have a right-of-way diameter not less than 80 feet and a paved roadway of not less than 70 feet from face of curb to face of curb. (ow) Water supply. Water mains shall be provided to serve the subdivision by extension of an existing public water supplycommunity system wherever feasible. Service connections shall be stubbed into the property line and all necessary fire hydrants, as required by the Ffire Cchief, shall also be provided. Extensions of the public water supply system shall be designed so as to provide public water in accordance with the design standards as approved by the Engineering Directordirector of public works and in accordance with the city's comprehensive water plan. (px) Sewage disposal, public. Sanitary sewer mains and service connections shall be installed in accordance with the design standards of the city as approved by the Engineering Director director of public works. Sec. 26-154. Easements. (a) Width and location. An eEasements for utilities at least ten feet in total width shall be provided along all lot lines. The easements shall be at least 10 feet wide along all street right-of- ways and five feet wide along all interior lot lines, except that the Engineering Director may increase or decrease the width of the easements as required to facilitate existing or proposed developments. If necessary for the extension of main water or sewer lines or similar utilities, or to accommodate drainage, additional easements of greater width may be required along lot lines or across lots. (b) Continuous utility easement locations. Utility easements shall connect with easements established on adjoining properties. (c) Guy wires. Additional easements for pole guys should be provided, where appropriate, at the outside of turns. Where possible, lot lines shall be arranged to bisect the exterior angle so that pole guys will fall along side lot lines. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 40 Draft Subdivision Ordinance December 8, 2015 Page 38 (d) Exclusion from minimum lot area. Easements established over wetlands and regional utility lines shall be excluded from the calculation of minimum lot area. (c e ) Outlot alternative. The city may at its discretion choose to require outlots rather than easements for wetlands, drainage areas and other natural features. These outlots must be designed with access from a public right-of-way. (Code 1976, § 14-933) Sec. 26-155. Erosion and sediment control. The subdivider shall adhere to follow the following requirements for erosion and sediment control requirements found in the zoning Cchapter 12 - Environment and the LSWMP surface water management plan:, (1) The development shall conform to the natural limitations presented by topography and soil so as to create the least potential for soil erosion. (2) Erosion and siltation control measures shall be coordinated with the different stages of construction. Appropriate control measures shall be installed prior to development when necessary to control erosion. (3) Land shall be developed in increments of workable size such that adequate erosion and siltation controls can be provided as construction progresses. (4) When soil is exposed, the exposure shall be for the shortest feasible period of time, as specified in the development agreement. (5) Where the topsoil is removed, sufficient topsoil shall be set aside for respreading over the developed area. Topsoil shall be restored or provided to a minimum depth of four inches and shall be of a quality at least equal to the soil quality prior to development. (6) Natural vegetation shall be protected wherever practical. (7) Runoff water shall be diverted to a sedimentation basin before being allowed to enter the natural drainage system. (8) The developer shall comply with current city specifications for erosion and sediment control. (9) Development shall comply with and follow all best management practices for erosion and sedimentation control as specified in the MPCA publication "Protecting Water Quality in Urban Areas," as may be amended, or the applicable publication. Cross reference(s)--Environment and public health, ch. 12. Sec. 26-156. Storm drainage. All subdivision design shall incorporate adequate provisions for stormwater runoff consistent with the city LSWMP surface water management plan (SWMP), as amended, and with established city policies, the policies of Minnehaha Creek the wWatershed dDistrict, and other public agencies, and shall conform to the following standards:. (1) Plan required. The proposed provisions for stormwater runoff shall be documented in a runoff water management plan, prepared by a registered professional engineer to the minimum standards described in subsection (2) of this section. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 41 Draft Subdivision Ordinance December 8, 2015 Page 39 (2) Minimum standards for runoff water management plans. A runoff water management plan shall include the following items: a. A map containing a delineation of the sub-watershed contributing runoff from off-site, and proposed and existing sub-watersheds on-site. The delineation shall conform to the nomenclature of the SWMP and shall indicate any significant departures from the watershed delineation of the SWMP. b. Delineation of existing on-site wetlands, as defined in the Wetland Conservation Act, lakes, streams, shoreland, and/or floodplain areas. c. For waterbodies and channels, a listing of normal (run-out) and calculated ten- year and 100-year elevations on-site for both existing and proposed conditions. d. Stormwater runoff volumes and rates for existing and proposed conditions. e. All hydrologic and hydraulic computations completed to design the proposed stormwater management facilities. Reservoir routing procedures and critical duration runoff events shall be used for design of water storage areas and outlets. f. A checklist of best management practices to demonstrate that, to the maximum extent practical, the plan has incorporated the structural and nonstructural best management practices described in the book "Protecting Water Quality in Urban Areas," published by the Minnesota Pollution Control Agency, or the applicable publications. g. A grading plan incorporating overflow routes along streets or drainage easements designed to protect structures from damage due to: 1. Storms in excess of the design storm; or 2. Clogging, collapse or other failure of the primary drainage facilities. h. On-site water storage and water quality detention basins are required in accordance with the city's comprehensive water resource management plan. Copies of the calculations determining the design of the basins shall be submitted with the preliminary plat application. The size and design considerations will be dependent on required water quality and quantity, the imperviousness of the development and the degree to which on-site infiltration of runoff is encouraged. Design of on-site detention basins shall incorporate recommendations from the Nationwide Urban Runoff Program (NURP) and "Protecting Water Quality in Urban Areas," published by the Minnesota Pollution Control Agency, or the applicable publications. Sec. 26-157. Protected areas. (a) Where land proposed for subdivision is deemed environmentally sensitive by the city due to the existence of wetlands, drainageways, watercourses, floodable areas, significant trees, steep slopes or wooded areas, the design of such subdivision shall clearly reflect all necessary measures of protection to ensure against adverse environmental impacts. (b) Based upon the necessity to control and maintain certain sensitive areas, the city shall determine whether such protection will be accomplished through lot enlargement and redesign or dedication of those sensitive areas in the form of outlots that are either deeded to the city or encumbered with a deed restriction protecting the sensitive area. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 42 Draft Subdivision Ordinance December 8, 2015 Page 40 (c) In general, measures of protection shall include design solutions which allow for construction and grading involving a minimum of alteration to sensitive areas. Such measures, when deemed appropriate by the city, may include, but shall not be limited to, the following: (1) The establishment of easements and/or outlots over wetlands, drainageways and watercourses. (2) The implementation of flood control measures. (3) The enlargement of lots or redesign of the subdivision. (4) The submission of a tree replacement and protection preservation plan subject to the review of the planning commission and the approval of the city council. (5) The use of appropriate erosion control measures subject to approval by the Engineering Directordirector of public works. (6) Soil testing to determine the ability of the proposed subdivision to support development. (7) The limitation of development on slopes steeper than 3:1 measured over a horizontal distance of at least 25 feet. (8) Structure conformance to the natural limitations presented by the topography and soil so as to create the least potential of soil erosion. Sec. 26-158. Park and trail dedication requirements. (a) As a prerequisite to subdivision approval, subdividers shall dedicate land for parks, playgrounds, public open spaces and trails and/or shall make a cash contribution to the city's park fund and trail fund, as provided by this section. (b) Land shall be reasonably suitable for its intended use and shall be at a location convenient to the people to be served. Factors used in evaluating the adequacy of proposed park and recreation areas shall include size, shape, topography, geology, hydrology, tree cover, access and location. Land with dead trees, trash, junk, pollutants and unwanted structures is not acceptable. (c) The parks and recreation commission shall recommend to the city council the land and/or cash contribution requirements for proposed subdivisions. (d) Any increase in density of subdivisions shall be reviewed by the parks and recreation commission for reconsideration of park land and/or cash contribution requirements. (e) When a proposed park, playground, recreation area, trail or other public ground has been indicated in the city's official map or Ccomprehensive Pplan and is located in whole or in part within a proposed subdivision, it shall be designated as such on the plat and shall be conveyed to the city. If the subdivider elects not to dedicate an area in excess of the land required hereunder for such proposed public site, the city may consider acquiring the site through purchase or condemnation. (f) Land area conveyed or dedicated to the city shall not be used in calculating density requirements of Chapter 36 – Zoning the city zoning chapter and shall be in addition to and not in lieu of open space requirements prescribed in Chapter 36 – Zoning the zoning chapter. (g) The city, upon consideration of the particular type of development, may require larger or lesser parcels of land to be conveyed to the city if the city determines that present or future residents would require greater or lesser land for park and playground purposes. (h) In residential subdivisions where a land dedication is required, the following formula will be used to determine the park land conveyance requirements: Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 43 Draft Subdivision Ordinance December 8, 2015 Page 41 Density: Units Per Acre* Land Dedication Percentage 0 - 2.5 10 percent 2.5+ - 4 11 percent 4+ - 6 13 percent 6+ - 8 15 percent 8+ - 10 17 percent 10+ 20 percent * Street rights-of-way shall be excluded from the density calculations. If the proposed streets are private, actual street width, plus 18 feet shall be deducted. In commercial or industrial plats where a land dedication is required, the following formula will be used to determine the park land dedication: Five percent of the gross area of land being platted. (i) In lieu of a park land dedication, the city may require the following cash contribution: Commercial/industrial 5 percent of current market value of the unimproved land as determined by the city assessor Multifamily dwelling units A fee which shall be set from time to time by the city and a schedule of such fees is listed in appendix A to this Code Single-family dwelling units A fee which shall be set from time to time by the city and a schedule of such fees is listed in appendix A to this Code (j) The city may elect to receive a combination of cash, land and development of the land for park use. The fair market value of the land the city wants and the value of the development of the land shall be calculated. That amount shall be subtracted from the cash contribution required by subsection (i) of this section. The remainder shall be the cash contribution requirement. (k) Fair market value shall be determined as of the time of filing the preliminary plat in accordance with the following: (1) The city and the developer may agree as to the fair market value; or (2) The fair market value may be based upon a current appraisal submitted to the city by the subdivider at the subdivider's expense. The appraisal shall be made by appraisers who are approved members of the SREA or MAI, or equivalent real estate appraisal societies. (3) If the city disputes such appraisal, the city may, at the subdivider's expense, obtain an appraisal of the property by a qualified real estate appraiser, which appraisal shall be conclusive evidence of the fair market value of the land. (l) Subdividers of land abutting streets that have been designated in the city's comprehensive trail systems plan for the construction of a trail shall be required to pay five-eighths of the cost of constructing the trail. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 44 Draft Subdivision Ordinance December 8, 2015 Page 42 (m) Residential subdividers shall pay a fee in an amount set from time to time by the city and listed in appendix A of this Code per residential dwelling unit for trails. This payment is required whether or not the subdivider is required to construct trails. (n) Planned developments with mixed land uses shall make cash and/or land contributions in accordance with this section based upon the percentage of land devoted to the various uses. (o) Park cash contributions are to be calculated at the time of final plat approval. The city council may require the payment at the time of final plat approval or at a later time under terms agreed upon in the development agreement. Delayed payment shall include interest at a rate set by the city. (p) Cash contributions shall be deposited in the city's park and recreation development fund and shall only be used for park planning, acquisition, park development or public art. (q) Property being replatted with the same number of lots and dwelling units shall be exempt from park and trail dedication requirements if similar requirements were satisfied in conjunction with an earlier platting. If the number of lots or dwelling units is increased, then the park and trail dedication shall be based on the additional lots or the number of dwelling units, whichever is greater, added to the plat. Sec. 26-159. Tree preservation and replacement. The subdivider shall adhere to the tree preservation and replacement requirements found in Chapter 36 – Zoning and Chapter 34 – Vegetation. (a) Generally. All subdividers shall comply with all provisions in the zoning chapter which address the preservation of existing trees and the replacement of trees removed to accommodate grading and construction within the subdivision. Subdividers, however, are encouraged to preserve all healthy trees of significant value even if the trees are less than six inches in diameter. (b) Definitions. The following words, terms and phrases, when used in this section, shall have the meanings ascribed to them in this subsection, except where the context clearly indicates a different meaning: Tree preservation plan means a plan certified by a forester or landscape architect indicating all of the significant trees in the proposed development or on the lot. The tree preservation plan includes a tree inventory which includes the size, species and location of all significant trees proposed to be saved and removed on the area of development, and the measures proposed to protect the significant trees to be saved. Tree protection means snow fencing or polyethylene laminar safety netting placed at the dripline of the significant trees to be preserved. The tree protection measures shall remain in place until all grading and construction activity is terminated. (c) Subdividers. (1) Subdividers shall: a. Prepare a tree preservation plan which is certified by a forester or landscape architect and is incorporated on the grading plan. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 45 Draft Subdivision Ordinance December 8, 2015 Page 43 b. Prepare a landscape plan which shows the location, size and species of trees which are to be planted on the site to meet the tree replacement provisions of the zoning chapter. c. Provide surety in accordance with the zoning chapter requirements as part of the development contract to ensure protection and tree replacement prior to final approval of the final plat. d. Ensure the tree preservation plan is followed during the plan development (mass grading). (2) During preliminary plat review, the tree preservation plan will be reviewed according to the best available layout to preserve significant trees and the efforts of the subdivider to mitigate damage to significant trees. (3) After the mass grading has been completed and streets and utilities installed, the forester or landscape architect shall: a. Certify in writing to the city the tree preservation plan was followed. b. Certify in writing to the city the tree protection measures were installed. c. Indicate which significant trees proposed to be saved were destroyed or damaged. (4) If a significant tree indicated to be saved on the tree preservation plan is destroyed or damaged, the tree replacement calculations required by the zoning chapter will be adjusted and additional replacement will be required. (5) The financial security will be released in accordance with provisions in the zoning chapter. (d) Tree preservation measures. Tree preservation measures shall require written approval from the director of public works prior to removal and shall not be removed from the site until the director of public works has approved the grading as-built plans for a mass graded site nor prior to the release of financial securities held by the city. (e) Home builders. (1) If the subdivider sells lots to individual builders or developers, the builder or developer shall comply with the requirements of the zoning chapter for tree preservation prior to issuance of any building permits on the lot. (2) A pro rata portion of the surety paid by the subdivider may be returned, provided that it is replaced by a surety from the builder. (3) If a lot remains vacant for a period of two years, the surety may be returned to the subdivider if all of the trees have been replaced in accordance with the zoning chapter requirements. Any subsequent development of the parcel will require compliance with the provisions of the zoning chapter for tree preservation and protection. Cross reference(s)--Vegetation, ch. 34. Sec. 26-160. Minimum design features. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 46 Draft Subdivision Ordinance December 8, 2015 Page 44 The design features set forth in this article are minimum requirements. The city may impose additional or more stringent requirements concerning lot size, streets and overall design as deemed appropriate considering the property being subdivided. Secs. 26-161--26-190. Reserved. ARTICLE VI. REQUIRED BASIC IMPROVEMENTS Sec. 26-191. General provisions. (a) Before a final plat is signed by the city, the subdivider shall pay all applicable fees and enter into a development contract setting forth the conditions under which the plat is approved, unless the city council deems a development contract to be unnecessary. (b) Before a final plat is signed by the city, the subdivider shall also furnish the city financial security in the form of a cash escrow or letter of credit. If the subdivider fails to perform any obligations under the development contract, the city may apply the security to cure the default. Terms for return of the financial security shall be those set forth in the Chapter 36 – Zoning zoning chapter or shall be set forth in the development contract. (1) If the developer is to install public improvements, the required security shall be the sum of the following fixed or estimated costs: 125% of the cost of the public and private improvements to be constructed as part of or as a result of the plat. a. Utilities. b. Streets. c. Streetlights and, if the city council deems appropriate, operating cost for two years. d. Erosion control. e. Engineering, to include the developer's design, surveying and inspection. f. Landscaping. g. Principal amount of special assessments previously levied against the property, together with one year of interest. h. Real estate tax for one year, if there are special assessments. i. Director of public works' fees. j. Placement of iron monuments. k. Sidewalks. l. Utility/street repair and street cleaning. m. Public and private tree replacement and protection. n. Other items as deemed appropriate. (2) If the city is to install public improvements, the required security shall be the sum of the following fixed or estimated costs: Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 47 Draft Subdivision Ordinance December 8, 2015 Page 45 a. Principal amount of special assessments for public improvements to be installed, together with one year of interest. b. Streetlights. c. Erosion control. d. Deferred park dedication charges on commercial and industrial property. e. Landscaping. f. Real estate tax for one year. g. Principal amount of special assessments previously levied against the property, together with one year of interest. h. Placement of iron monuments. i. Utility/street repair and street cleaning. j. Public and private tree replacement. k. Other items as deemed appropriate. (3) For private improvements, the required security shall be the sum of the following fixed or estimated costs: a. Erosion control, unless bonded separately. b. Private utility services in public right-of-way. c. Tree replacement and protection. d. Utility/street repair and street cleaning. e. Sidewalks. f. Placement of iron monuments. g. Other items as deemed appropriate. (c) No final plat shall be approved by the city council without first receiving a report from the director of public works that the improvements described therein together with the agreements and documents required under this section, meet the city's requirements. The city treasurer shall certify that all fees and sureties required to be paid to the city in connection with the plat have been paid or that satisfactory arrangements have been made for payment. (cd) The city shall, where appropriate, require of a subdivider submission of a warranty/maintenance bond in the amount equal to the original cost of the improvements or such lesser amount as agreed to by the director of Engineering Director public works. The required warranty period for materials and workmanship from the utility contractor installing public sewer and water mains shall be two years from the date of final acceptance or one year following final acceptance of the final bituminous wearing surface as approved by the director of Engineering Director public works. The required period for sod, trees and landscaping is one year following final acceptance of the project. (de) Reproducible as-built drawings, as required by the director of Engineering Director public works, shall be furnished to the city by the subdivider of all required improvements. Such as-built Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 48 Draft Subdivision Ordinance December 8, 2015 Page 46 drawings shall be certified to be true and accurate by the registered engineer responsible for the installation of the improvements. (ef) All of the required improvements to be installed under the provisions of this chapter shall be approved by and subject to the inspection of the director of Engineering Directorpublic works. All of the city's expenses incurred as the result of the requiredment improvements shall be paid either directly, indirectly or by reimbursement to the city by the subdivider. Sec. 26-192. Monuments. (a) Official monuments, as designated and adopted by the county surveyor's office for use as judicial monuments, shall be set at each corner, angle or curve points on the outside boundary of the final plat or in accordance with a plan as approved by the director of public worksEngineering Director. The boundary line of the property to be included with the plat to be fully dimensioned; all angles of the boundary excepting the closing angle to be indicated; all monuments and surveyor's irons to be indicated; and each angle point of the boundary perimeter to be so monumented. (b) Pipes or steel rods shall be placed at each lot within one year of recording the final plat. All United States, state, county or other official benchmarks, monuments or triangular stations in or adjacent to the property shall be preserved in precise position and shall be recorded on the plat. All lot and block dimensions shall be shown on the plat, and all necessary angles pertaining to the lots and blocks, as an aid to future surveys, shall be shown on the plat. No ditto marks will be permitted in indicating dimensions. (c) To ensure that all irons and monuments are correctly in place following the final grading of a plat and construction of utilities, financial security will be required as determined by the director of Engineering Director public works. Proof of the second monumentation shall be in the form of a surveyor's certificate, and this requirement shall additionally be a condition of certificate of occupancy as provided for in Chapter 36 – Zoning. the city zoning chapter, as may be amended. Sec. 26-193. Street improvements. (a) The full width of the right-of-way shall be graded in accordance with the provisions for construction as outlined in article V of this chapter, on file in the City Engineers Department and as modified by the City Council subdivision approval. (b) All streets shall be improved in accordance with the standards and specifications for street construction as required by this chapter and by the city council. (c) All streets to be surfaced shall be of an overall width in accordance with the standards and specifications for construction as required by this chapter and as approved by the city council. The portion of the right-of-way outside the area surfaced shall be sodded. (d) Where required, the curb and gutter shall be constructed in accordance to the standards and specifications for street construction as set forth and approved by the city council. (e) The grading and drainage requirements for each plat shall be approved by the Engineering Director director of public works at the expense of the applicant. Every plat presented for final signature shall be accompanied by a report from the Engineering Director director of public works that the grading and drainage requirements have been met. No plat shall be approved before an adequate stormwater disposal plan is presented and approved by the Engineering Director director Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 49 Draft Subdivision Ordinance December 8, 2015 Page 47 of public works. The use of dry wells for the purpose of stormwater disposal is at the discretion of the Engineering Directordirector or public works. (f) Trees and boulevard sodding shall be planted in conformance with the standards and specifications as required by Chapter 36 – Zoning the zoning chapter and the approved landscape plan. (g) Street signs of the design approved by the city council shall be installed at each street intersection. (h) Driveway approaches and sidewalks of standard design or pedestrian pathways as may be required by this chapter and the city council shall be installed. (i) Street lighting fixtures as may be required by the city council shall be installed. Cross reference(s)--Streets, sidewalks and other public places, ch. 24. Sec. 26-194. Future street improvements. As a condition of plat approval, when property being platted is adjacent to existing collector roads, highways or substandard streets which need improvement, the developer shall dedicate land for the widening or improvement and shall post a cash escrow acceptable to the city for the cost of the improvement. This section shall only apply when the need for the improvement is caused by the plat or surrounding development. Cross reference(s)--Streets, sidewalks and other public places, ch. 24. Sec. 26-195. Sanitary sewer and water distribution improvements. Sanitary sewers and water facilities shall be installed in accordance with the standards and specifications as required by the city council and subject to the approval of the Engineering Director director of public works. Cross reference(s)--Utilities, ch. 32. Sec. 26-196. Public and private utilities. Telephone, cable TV, electric, gas, plus all other utility service lines are to be placed underground in accordance with the provisions of all applicable city ordinances. Sec. 26-197. Election by city to install improvements. It is the subdivider's responsibility to install all required improvements, except that the city reserves the right to elect to install all or any part of the improvements required under the provisions of this chapter pursuant to M.S.A. ch. 429, as amended. If the city elects to install the improvements, the city may require the developer to post a cash escrow or letter of credit guaranteeing payment of the assessments. Sec. 26-198. Railroad crossings. No street dedications will be accepted which require a crossing of a railroad unless sufficient land as determined by the city council is dedicated to ensure a safe view. Study Session of March 14, 2016 (Item No. 6) Title: Subdivision Ordinance Amendment Page 50