HomeMy WebLinkAbout2088-97 - ADMIN Ordinance - City Council - 1997/03/17ORDINANCE NO.2 U 8 8.9 7
AN ORDINANCE AMENDING THE ST. LOUIS PARK
ORDINANCE CODE RELATING TO ZONING -BY
REVISING AND RENUMBERING
GENERAL SUBDIVISION PROVISIONS
SECTIONS 14-900 THROUGH 14-959
THE CITY OF ST. LOUIS PARK DOES ORDAIN:
Sec. 1. The City Council has considered the advice and recommendation of the Planning
Commission (96-27-ZA) as well as the testimony of interested persons at the public hearing
conducted on March 3, 1997.
Sec. 2. Sections 14-300 through 14-315 of the Subdivision Ordinance Code are hereby
repealed.
Sec. 3 The document entitled Subdivision Ordinance dated February 26, 1997 attached
hereto as Exhibit A is hereby adopted and hereby replaces Sections 14-300 through 14-315
inclusive and substitutes new sections numbered 14-900 through 14-959
Sec. 4. The contents of Planning Case File 96-27-ZA are hereby entered into and
made part of the public hearing record and the record of decision for this case.
Sec. 5. This Ordinance shall take effect fifteen days after its publication.
ATTEST:
City Clerk
Reviewed for administration:
9175 RES10
Adopted by the City Council March 17, 1997
yor
Approved as to Form and Execution:
Cis Attorney
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EXHIBIT A
SUBDIVISION ORDINANCE
FOR THE
CITY OF ST. LOUIS PARK
ADOPTED MARCH 17, 1997
(Ordinance No. 2088-97)
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Table of Contents:
Subject Section
General Subdivision Provisions 14-900
Procedures For Filing And Review 14-910
Plat And Data Requirements 14-920
Design Standards 14-930
Required Basic Improvements 14-940
Administration And Enforcement 14-950
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SECTIONS 14-900 THROUGH 14-909
GENERAL SUBDIVISION PROVISIONS
SECTION:
14-900: Short Title
14-901: Purpose
14-902: Definitions
14-903: Conformance With The Comprehensive plan
14-904: Approvals Necessary For Acceptance Of Subdivision Plats
14-905: Conditions For Recording
14-906: Building Permits
14-907: Noise Control Requirement
14-908: Exceptions
SECTION 14-900: SHORT TITLE: This Ordinance shall be known as the SUBDIVISION
ORDINANCE OF THE CITY OF ST. LOUIS PARK, and will be referred to herein as "this
Subdivision Ordinance".
SECTION 14-901: PURPOSE: 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 same
will bring results beneficial to both parties. It is the purpose of this
Subdivision Ordinance to make certain regulations and requirements for the platting
of land within the City pursuant to the authority contained in Minnesota Statutes,
which regulations the City Council deems necessary for the health, safety and
general welfare of this community.
SECTION 14-902: DEFINITIONS: For the purpose of this Subdivision Ordinance, words
and terms shall have the meanings described below. Words and terms not defined
below shall have the same meaning as described in the Zoning Ordinance.
BASE LOT:
BLOCK:
A lot meeting all the specifications within its zoning
district prior to being divided into a two-family or cluster
housing subdivision.
An area of land within a subdivision that is entirely bounded
by streets, or by streets and the entire boundary or
boundaries of the subdivision, or a combination of the above
with a river or lake, public park, railroad rights of way, or
municipal boundaries.
BUFFER: The use of land, topography, difference in elevation, space,
fences or landscape plantings to screen or partially screen a
use or property from another use or property or to shield or
mitigate noise, lights or other impacts.
CENTER LINE GRADIENT: The distance vertically from the horizontal in feet and tenths
of a foot for each one hundred feet (100') of horizontal
distance measured at the street center line.
COMPREHENSIVE The group of maps, charts and texts adopted by the City
Council
PLAN: as required by the Metropolitan Land Planning Act that
make up the comprehensive long-range plan of the city.
DESIGN STANDARDS: The specifications in this Subdivision Ordinance 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.
FINAL PLAT:
LOT:
A drawing or map of a subdivision, approved by the City
Council and in such form as required by Hennepin County for
the purpose of recording.
A portion of land created by a 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 Hennepin County.
LOT AREA, MINIMUM: The minimum lot area required by the Zoning Ordinance.
LOT IMPROVEMENT:
MARGINAL ACCESS
STREET:
OUTLOT:
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 these regulations.
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.
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.
PARKS AND Public land and open spaces in the City dedicated or reserved
PLAYGROUNDS: for passive or active recreation purposes.
PEDESTRIANWAY: A public right of way. public easement, or private easement to
provide access for pedestrians.
PHASED SUBDIVISION
APPLICATION:
An application for subdivision approval where the subdivider,
pursuant to a specific plan proposed to immediately subdivide
the property but will develop 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.
PLANNING The Planning Commission of the City of St. Louis Park.
COMMISSION:
PLAT:
-The drawing or map of a subdivision prepared for filing of
record pursuant to chapter 505 and containing all elements and
requirements set forth in this Subdivision Ordinance.
PRELIMINARY PLAT: A tentative drawing or map of a proposed subdivision meeting
the requirements herein enumerated.
PRELIMINARY PLAT An application submitted to the City in accordance with the
APPLICATION:_ provisions herein enumerated.
PREMATURE An application for subdivision which cannot be approved until
SUBDIVISION: other services are installed or improvements are made to the
land.
PROTECTIVE Contracts made between private parties as to the manner in
COVENANTS: which land may be used, with the view to protecting and
preserving the physical and economic integrity of any given
area.
PUBLIC
IMPROVEMENT:
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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 re-
sponsibility for maintenance and operation, or which may
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REPLAT:
affect an improvement for which local government
responsibility is established.
The combination, recombination or division of one or more
parcels or tracts of land which involves land which has
previously been platted and which is on file of record with
Hennepin County pursuant to Minnesota Statute, chapter 505.
Any replat unless specifically exempted shall be required to
meet all of the requirements of this Subdivision Ordinance.
RIGHT OF WAY WIDTH: The shortest distance between lines of lots or easements
delineating the street rights of way.
SETBACK: The shortest distance between a building and the property line
nearest thereto.
SINGLE FAMILY Cluster Housing, duplexes, or townhouses where each unit has a
ATTACHED HOUSING: separate ,entrance and each unit is located on a separate
parcel.
SKETCH PLAN: 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
Subdivision Ordinance, the Zoning Ordinance, and other City
Ordinances as related to the subdivision of property.
STREET WIDTH:
SUBDIVIDER:
SUBDIVISION:
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.
Any individual, firm, association, syndicate, co -partnership,
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 same under
this Subdivision Ordinance.
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::
A. Where all the resulting parcels, tracts, lots or interests
will be twenty (20) acres or larger in size and five
hundred feet (500') in width measured along an existing
right of way for residential uses and five (S) acres or
larger in size and three hundred feet (300') in width
measured along an existing right of way for commercial and
industrial uses; or
B. Creating cemetery lots;
C. 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 Ordinance
requirements for lot area, loc width, or which does not
have the required frontage on a public right of way is not
a buildable lot.
SUBDIVISION VARIANCE: A variance to design provisions of this Subdivision Ordinance,
but not to provisions of the Zoning Ordinance.
TOWNHOUSES:
Dwelling units attached in a single structure, each having a
separate private entrances from the exterior of the structure
(Also see the Zoning Ordinance description for Cluster
Housing).
UNIT LOTS:
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.
SECTION 14-903: CONFORMANCE WITH THE COMPREHENSIVE PLAN: No subdivision shall be
approved by the City Council which does not conform to the land use designations,
objectives, policies, or goals of the Comprehensive Plan.
SECTION 14-904: 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 approved by the City Council as having
fulfilled the requirements of this Subdivision Ordinance.
SECTION 14-905: CONDITIONS FOR RECORDING: No plat of any subdivision shall be
entitled to record 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 Subdivision Ordinance and a resolution approving the final plat has been
filed with Hennepin County.
SECTION 14-906: 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
lot in a subdivision as defined herein, until all requirements of this Subdivision
Ordinance have been fully complied with.
No building permits shall be issued by the City for any additions or alterations,
except those necessary for health and safety, to any building, as defined by the
Uniform Building Code, which is located on more than one tax parcel until that land
has been platted or combined into a single lot. No building permits shall be issued
for any outlot, except a building permit for public structures if the parcel is in
public ownership.
SECTION 14-907 NOISE CONTROL REQUIREMENT: A subdivision may not be approved that
would violate Minnesota Rules Chapter 7030.
SECTION 14-908 SONS: The following land division are exempt from other
sections of this Subdivision Ordinance, except for Section 14-937 Park and Trail
Dedication. Upon request, the Zoning Administrator shall within ten (10)days,
certify that a proposed subdivision is exempt:
A. Divisions of land where the land involved has been previously platted
into lots and blocks and designated in a subdivision plat on file and of record
in the Office of the Register of Deeds or Registrar of Titles of Hennepin
County and where the division involves no more than two (2) lots, the division
will not cause the land or any structure to be in violation of this Subdivision
Ordinance, the Zoning Ordinance, or the Building Code, the subdivision will not
involve any new street or road, or the extension of municipal facilities, or
the creation of any public improvement, subdivision will not involve any
outlot, and the purpose of the division is to divide a single parcel into two
parcels.
B. PROCEDURE FOR EXEMPTED SUBDIVISIONS. The owner or owners of such lots
to be subdivided shall file with the Zoning Administrator a Certificate of
Survey of the lot or lots to be divided, 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 lot or lots, all
corner elevations, all existing structures, including dimensions to existing
and proposed property lines, all visible encroachments, all easements of
record, and the proposed division thereof. A written description of the
separately described tract or tracts which will result from the proposed
division shall be included on the survey.
If proposed subdivision complies all requirements of this section, the it will
be approved by the Director of Inspections and the City Assessor and forwarded
to Hennepin County for filing.
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SECTION 14-909 CONVEYANCE BY METES AND BOUNDS: No conveyance 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 foregoing provision does not apply to the conveyance if the
land described:
A. Was a separate parcel of record on March 8, 1957, or
B. Was the subject of a written agreement to convey entered into prior to
March 8, 1957, or _
C. was a separate parcel of not less than 2 1/2 acres in area and 150 feet
in width on January 1, 1966, or
D. was a separate parcel of not less than five acres in area and 300 feet
in width on July 1, 1980, or
E. 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
F. is a single parcel of residential or agricultural land of not less than
20 acres an 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.
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SECTIONS 14-910 THROUGH 14-919
PROCEDURES FOR FILING AND REVIEW
SECTION 14-910 through 14-919:
14-910: Sketch Plan
14-911: Preliminary Plat
14-912: Final Plat
14-913: Premature Subdivisions
Condition Establishing Premature Subdivisions
Burden Of Establishing
Regional System Service Inadequacies
SECTION 14-910: SKETCH PLAN: In order to ensure that all applicants are informed
of the procedural requirements and minimum standards of this Subdivision Ordinance,
and the requirements or limitations imposed by other City ordinances, plans and/or
policies, prior to the preparation of a preliminary.plat, all applicants shall
present a sketch plan to the Community Development Director prior to submitting an
application for a preliminary plat. 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 Community
Development Director, notably in the case of multi -phased projects, shall have the
authority to refer the sketch plan to the Planning Commission and/or City Council
for review and comment.
A. The sketch plan submission shall include, but not be limited to the
following:
1. Six (6) copies of the plat sketch plan at a scale of one inch equals
one hundred feet (1' = 100') or less. The City may require that the sketch
plan be provided in metric at a scale not smaller than 1:1200.
2. An eight and one-half inch by eleven inch (8 1/2" x 11") or eleven inch
by 17 inch (11" x 17") reduction of the sketch plan.
3. Payment of plan review fee.
4. Escrow deposit to pay review costs of City staff and consultants.
B. The Community Development Director shall review the sketch plat and
respond to the applicant within 10 business days for a single phase project and
30 calendar days for a multi -phased project.
SECTION 14-911: PRELIMINARY PLAT:
A. Filing: Sixteen (16) copies of the preliminary plat as specified by
Section 14-921 at a scale not less than 1" s 100' and one set of reductions no
larger than 11" x 17" shall be submitted to the Community Development Director.
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 five hundred feet (S00') of the subject property
obtained from and certified by the Hennepin County Auditor's Office. The
required filing fee(s) as established by City Council resolution shall be paid
and any necessary applications for variances from the provisions of this
Subdivision Ordinance shall be submitted with the required fee. The
preliminary plat application shall be deemed complete when all the information
requirements are complied with.
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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 (10) days prior to the hearing. Written notification of the hearing shall
be mailed at least ten (10) days prior to all owners of land within five
hundred feet (500') 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 Community Development Director shall
immediately forward one copy of the plat to the Director of Public Works,
Director of Inspections, Fire Chief, Police Chief, and to the City Attorney
for examination. Written reports or comments shall be made to the Community
uty
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 Subdivision
Ordinance coming within the Jurisdiction of such officer or department.
D. Review By Other Commissions Or Jurisdictions: The Community Development
Director shall refer copies of the preliminary plat to the Park 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
forty-five (45) days following official receipt by the City of a preliminary
plat application completed in compliance with this Subdivision ordinance, 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 one hundred twenty (120) days following receipt by,the City of an
application for a preliminary plat completed in compliance with this
Subdivision Ordinance 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.
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 Subdivision 0rdinance 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 ninety (90) days after said approval or
approval of the preliminary plat shall be considered void, unless a request
for time extension is submitted in writing within ninety (90) days and
approved by the City Council.
SECTION 14-912: FINAL PLAT:
A. Filing: After the preliminary plat has been approved, the final plat
shall be submitted for review as set forth in the subsections which follow.
Ten (10) copies of the final plat at a scale no smaller than 1" 100' plus one
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(1) reduction no larger than 11" x 17" shall be submitted to the Community
Development Director 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 1:1200. The final plat application
shall be deemed complete when all the information requirements, documents, and
applicable fees enumerated in this Subdivision Ordinance have been submitted.
B. Staff Review: The City staff shall examine the final plat and prepare a
recommendation to the Planning Commission.
C. 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 lots in the proposed plat, 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 City Clerk before
the final plat approval. If the final plat is denied, 100% of these costs shall
be reimbursed to the applicant.
F. Recording Final Plat: If the final plat is approved by the City
Council, the subdivider shall record it with the County Recorder within sixty
(60) days after the approval or approval of the final plat shall be considered
void, unless a request for time extension is submitted in writing prior to the
sixty (60) day deadline and approved by the City Council. The subdivider
shall, immediately upon recording, furnish the City Clerk 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.
G. Recording Final Plats Of Multi -Phased 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 dust
outlots, within two (2) 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 (2) year period shall be void.
H. SIMULTANEOUS FILING: The City may agree to review the preliminary and
final plats simultaneously.
SECTION 14-913: PREMATURE SUBDIVISIONS: Any subdivision deemed premature pursuant
to the criteria listed below shall be deemed an incomplete application and shall be
denied by the City Council.
A: CONDITION ESTABLISHING PREMATURE SUBDIVISIONS: A subdivision shall be
deemed premature should any of the provisions which follow exist:
1. 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
Water Resource Management Plan.
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2. 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. 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:
a. 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 Hennepin County
and/or the Minnesota Department of Transportation, as appropriate,
said roads are inadequate for the intended use.
b. The traffic volume generated by the proposed subdivision would
create unreasonable highway congestion or unsafe conditions on
highways existing at the time of the application or proposed for
completion within the next two (2) years.
c. 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
the City's Zoning Ordinance.
4. 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 (5) years.
5. 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 St. Louis Park, Hennepin 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.
B: REGIONAL SYSTEM SERVICE INADEQUACIES:
1. Existing Conditions: A subdivision may be deemed as premature if any of
the following conditions set forth are found to exist:
a. The regionally controlled metropolitan sanitary sewer
interceptors or waste water treatment facilities are classified as
having inadequate capacity to provide service within the standards of
recognized public health and safety.
b. Regional transportation systems are deemed as inadequate to
provide service levels within standards of recognized public safety.
c. Storm drainage systems under the jurisdiction of regional
watershed districts, the Army Corps of Engineers, the Minnesota
Department of Natural Resources, Minnesota 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.
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2. City Liability Exemption: The City shall be exempted any
liability associated with preliminary plat, final plat, development
agreement, or building permit denials based upon factors and conditions
related to regional governmental agency and unit ]urisdlctions and related
service inadequacies.
C: BURDEN OF ESTABLISHING: The burden shall be upon the applicant to show
that the proposed subdivision or development is not premature.
SECTIONS 14-914 through 14-919 reserved for future use.
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SECTION 14-920
PLAT AND DATA REQUIREMENTS
SECTION 14-920 through 14-929:
14-920: Sketch Plan
14-921: Preliminary Plat
14-922: Final Plat
14-923: Address Map
14-924: Engineering Standards For Final Grading, Development And
Erosion Control Plans
SECTION 14-920: SKETCH PLAN: Sketch plans shall contain, at a minimum, the
following information:
A.
B.
C.
D.
E.
F.
G.
Plat boundary.
North arrow.
Scale.
Street layout on and adjacent to plat.
Designation of land use and current or proposed zoning.
Significant topographical or physical features.
General lot locations and layout.
H. Preliminary evaluation by the applicant that the subdivision is not
classified as premature based upon criteria established in Section 14:914 of
this Subdivision Ordinance.
SECTION 14-921: PRELIMINARY PLAT: The subdivider shall prepare and submit an
application, preliminary plat drawing, preliminary utility plan, and preliminary
grading plan, preliminary tree preservation plan, together with any necessary
supplementary information, mailing labels, and required fees. The plans shall
display dimensions in both English and metric and shall contain the information set
forth in the subsections which follow:
A. General Requirements for Preliminary Plat:
1. Preliminary Plat Drawing:
a. Legal description of lands to be subdivided.
b. Proposed name of subdivision; names shall not duplicate or too
closely resemble names of existing subdivisions within Hennepin
County.
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.
d. Graphic scale of plat, not less than one inch to one hundred feet
(1" a 100'), or in metric, 1:1200.
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e. Date and north arrow.
f. Identification of portions of property that are registered
(torrens). A copy of the certificate of title shall accompany the
preliminary plat application.
g. Existing Conditions:
1. Boundary lines, boundary line dimensions. and total
acreage of proposed plat, clearly indicated.
ii. Existing zoning classifications for land within and
abutting the subdivision, including shoreland zoning boundaries
or overlay zoning districts if applicable.
iii. The boundaries of any wetlands or floodplains within the
proposed plat, clearly indicated.
iv. 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
tract and to a distance of three hundred fifty feet (350') beyond
the tract.
v. Boundary lines of adjoining unsubdivided or subdivided
land, within three hundred fifty feet (350'), identified by name
and ownership; including all contiguous land owned or controlled
by the subdivider.
h. Proposed Design Features:
i. Layout of proposed streets showing the right-of-way
widths, center line 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.
il. Locations and widths of proposed alleys and
pedestrianways.
- Location, dimension and purpose of all easements both
public and private.
iv. Layout, numbers, lot areas and preliminary dimensions of
lots
and blocks.
v. Minimum front, side street, interior side, and rear
building setback lines.
vi. The lot width at the building setback line.
vii. Areas, including streets, alleys, pedestrianways, parks,
and utility easements intended to be dedicated or reserved for
public use, including the size of such area or areas in acres.
2. Names and addresses of all persons having property interest plus and
names, addresses, and registration numbers of:
a. the developer;
b. architect
c. landscape architect
d. engineer; and
e. surveyor
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3. Preliminary Grading Plan: The developer shall submit a
preliminary grading and drainage plan which must include the following
information:
a. North arrow, scale (not less than 1' 100', or if in metric,
1:1200), and legend.
b. Lot and block numbers, house pad location, home style and
proposed building pad elevations at garage slab and lowest floor for
each lot.
c. Topography in two foot (2') contour intervals with existing
contours shown as dashed lines and proposed contours as solid lines.
Existing topography shall extend one hundred fifty feet (150') outside
of the tract.
d. Location of all natural features on the tract. 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.
e. Location -of all existing storm sewer facilities, including pipes,
manholes, catch basins, ponds, swales, and drainage channels within
one hundred fifty feet (150') of the tract. Existing pipe grades, rim
and invert elevations, and normal and high water elevations must be
included.
f. If the plat is located within or adjacent to a 100 -year flood
plain, flood elevations and locations must be clearly shown on the
plan.
g. Spot elevations at drainage break points and directional arrows
indicating site, Swale and lot drainage.
h. Locations, grades, rim and invert elevations of all storm sewer
facilities, including ponds, proposed to serve the tract.
.. Locations and elevations of all street high and low points.
3. Street grades shown, with a maximum permissible grade of ten
percent (10%) and a minimum of five -tenths percent (0.5%).
k. Phasing of grading.
1. The location of all oversize nontypical easements.
4. Erosion Control Plan: This plan shall incorporate the elements as
required by the Zoning Ordinance.
5. Tree preservation plan: This plan shall incorporate the elements as
required by the Zoning Ordinance.
6. Preliminary Utility Plan:
a. Easements: Location, dimension and purpose of all easements.
b. Underground Facilities: Location and size of existing sewers,
water mains, culverts, or other underground facilities within the
tract and to a distance of one hundred fifty feet (150') beyond the
tract. Such data as grades, invert elevations, and location of catch
basins, manholes and hydrants shall also be shown.
. 13
c. Sanitary Sewer Facilities: Locations, grades, rim and invert
elevations, and sizes of all proposed sanitary sewer facilities to
serve the tract.
d. Hydrants And Valves: Location, type, and style of all proposed
hydrants and valves for the proposed water mains.
7. Preliminary Landscape plan: This plan shall show the proposed tree
replacement and bufferyard requirements set forth in the Zoning Ordinance.
8. Statement of Proposed Use: A statement of
including the type of residential buildings,
units, type of business or industry. This
whether existing roadways and utilities have
the development.
the proposed use of the land
proposed number of dwelling
shall be used to determine
the capacity to accommodate
9. 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.
a. Proposed protective covenants, deed restrictions, commons areas.
b. Soil borings for locations within the proposed subdivision
prepared by a qualified person.
c. 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.
d. 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.
e. 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.
f. 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.
g. Where structures are to be placed on
lots which are subject to potential replat,
indicate a logical way in which the
resubdivided in the future.
large or excessively deep
the preliminary plat shall
lots could possibly be
h. 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.
i. House plans which demonstrate lots to be buildable
resulting structures compatible in size and character
surrounding area.
and the
to the
j. A comprehensive screening plan which identifies all proposed
buffering and screening in both plan and sectional view.
k. Preliminary Traffic Analysis: Analysis shall cover all roadways
which will be affected by the proposed plat, including traffic
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capacities at intersections, current traffic counts, traffic
projections from the proposed development, necessary roadway
improvements to accommodate the proposed development.
1. other information as deemed appropriate.
SECTION 14-912: FE AL PLAT: The owner or subdivider shall submit a final plat,
final grading, development, and erosion control plan, final utility plan, and final
tree preservation plan, together with any necessary supplementary information. The
final plat, prepared for recording purposes, shall be prepared in accordance with
provisions of State statutes' and County regulations, and such final plat shall
contain the following information:
A. Name of the subdivision, which shall not duplicate or too closely
approximate the name of any existing subdivision.
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 (1')
in seven thousand five hundred feet (7,500').
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. _
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.
E. Lots and outlots shall be numbered clearly. Blocks are to be numbered,
with numbers shown clearly in the center of the block.
F. The exact locations, widths and names of all streets to be dedicated.
G. Location, width, and type of all easements to -be dedicated.
H. Name, address, and registration number of land surveyor making the
plat.
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.
J. 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".
K. 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
L: The final grading, development and erosion control plan must be
prepared in accordance with the current City specifications. •
M. 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).
`15
N. An owner's policy of title insurance which insures the City's interests
in the plat, in an amount to be determined by the City, covering the property
described in the plat.
0. CERTIFICATION REQUIRED:
1. Certification by registered surveyor in the form required by Minnesota
Statutes, section 505.03, as amended.
2. Execution of all owners of any interest in the land, any holders of a
mortgage thereon, of the certificates required by Minnesota Statutes,
section 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.
3. Space for certificates of approval and review to be filled in by the
signatures of the Mayor and City Clerk.
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 , 19(20)
Signed.
Mayor
Attest.,
City Clerk
Dated this day of , 19(20)
SECTION 14-923. ADDRESS MAP: With submission of the final plat, ten (10) copies
of the plat map showing all addresses correctly labeled in conformance with all
applicable County and City ordinances and policies shall be supplied to the
Community Development Director for subsequent distribution to the utility companies
and local school districts.
SECTION 14-924: ENGINEERING STANDARDS FOR FINAL GRADING, DEVELOPMENT AND EROSION
CONTROL PLANS: The final grading, development and erosion control plan shall contain
the following information and comply with the following standards:
A. North arrow.
B. Scale: The scale on the plan must be one of the following, if in
English:
1 inch
1 inch
1 inch
1 inch
20 feet
30 feet
40 feet
50 feet
Scale to be shown graphically on a bar scale.
C. Symbol Key: Key with all line types, symbols, shading and crosshatching
denoted.
D. Illustration Key: Illustration key showing symbols for all information
pertaining to lot and house design, including grades, easements, lot and block,
setbacks, etc.
E. 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.
F.
lines.
16
Lines: Subject property's boundary lines, lot lines and right-of-way
1
G. Adjacent Area Information: All adjacent plats, parcels, right of ways,
section lines and existing topography extended a minimum of one hundred fifty
feet (150') beyond the subject parcel in all directions.
H. Topography: Topography in two foot (2') 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.
I. 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.
J. Storm Sewers: Location of existing storm sewer facilities within one
hundred fifty feet (150') of the subject parcel.
K. Flood Elevations: If the property is within or adjacent to a 100 -year
flood plain, flood elevations and locations must be clearly shown on the plan.
L. Total Area: Total area of plat, each lot, outlot and ponding area
denoted on plan (tabulation permitted).
M. Direction Arrows: Direction arrows indicating site, Swale and lot
drainage patterns. Spot elevations must be provided at drainage break points.
N. 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.
0.
P.
0.
Numbers: Lot and block numbers.
Lot Corners: Proposed lot corner elevations.
Names: Street names.
R. Emergency Overflow Swales: Emergency overflow swales located, labeled
and spot elevations. Rear or side lot line swales minimum one percent (1.0%)
grade sandy soils, and one and five -tenths percent (1.5%) grade clay soils.
S. Grades: Percent grades indicated along major drainage swales (more than
12 lots).
T. 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
nuatuaum eighteen inches (18") above the grade of the crown (center) of the
street.
U. Style Of Home: Style of home indicated for each lot; e.g., rambler,
split level, walkout, full basement, etc.
V. Building footprints for each lot.
W.
points.
High And Low Points: Finished spot elevations at all high and low
X. Cul -De -Sacs: Locations of all temporary cul-de-sacs.
Y. Storm Sewers: Locations of all proposed storm sewer facilities.
Z. Drainage: Maximum of six hundred (600) lineal feet .of drainage from
rear yard areas permitted. Rear yard catch basins must be installed at the six
hundred foot (600') mark, or as determined by the Director of Public Works.
AA. Draintlle: Location of proposed draintile including cleanout locations
and inverts of services to each lot (5 feet from the lot line on the downstream
side of the lot). Invert information is required only if depth of t.1e is
other than thirty 91X inches (36") City standard depth.
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BB. Utility Easements: Location of all oversized drainage and utility
easements.
CC. 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
storm water retention indicated above the NWL.
DD. Inlets And Outlets: Invert elevation of inlets and outlets into ponds.
EE. Tree Preservation: Location of tree preservation fencing, and limits of
clearing and grading clearly shown on plans.
FF. Mass Grading: Designation of lots to be mass graded and custom graded.
GG. 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.
HH. Soil Stockpiling: Locations of soil stockpile areas with temporary
stabilization measures indicated.
II. Seeding: Seeding specifications, including:
1. Type of seeding (permanent, temporary, dormant);
2. Type of seed and application rate;
3. Fertilizer type and application rate;
4. Mulch type, application rate, and method of anchoring;
5. Specifications for the installation and maintenance of erosion
control macs, blankets or netting;
6. Note requiring seeding to be completed within forty-eight (48) hours of
rough grading with revegetation to occur within forty-eight (48) hours of
fine grading.
JJ. Lot Benching: Standard lot benching detail must be provided.
KK. Detail Plates: Standard detail plates and maintenance information for
each of the above measures used must also be included.
LL. Grading Plan: Requirements for certified grading plan:
1. A certified plan must be submitted within thirty (30) days of grading
completion.
2. 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.
3. The "as constructed" grading plan shall include field verified
'elevations as the following:
a. Cross sections of ponds.
b. Location and elevations of all swales, drainageways and
emergency overflows.
c. All lot corners and center of house pads.
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SECTIONS 14-930 THROUGH 939
DESIGN STANDARDS
SECTION:
14-930: Consistency With Zoning Ordinance and Comprehensive Plan
14-931: Blocks and Lots
14-932: Streets, Alleys and Utilities
14-933: Easements
14-934: Erosion And Sediment Control
14-935: Storm Drainage
14-936: Protected Areas
14-937: Park And Trail Dedication Requirements
14-938: Tree Preservation
14-939: Minimum Design Features
SECTION 14-930: CONSISTENCY: Preliminary and final plats may only be approved if
they are consistent with the City's Comprehensive Plan and Zoning Ordinance.
Prelam+anary plats may not be approved prior to adoption of any Comprehensive Plan or
Zoning Ordinance changes necessary for final plat approval.
SECTION 14-931: BLOCKS AND LOTS:
A. BLOCKS:
1. Block 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 six hundred feet (660') nor be less than three
hundred feet (300') in length, except where topography or other conditions
justify a departure from this maxim. In blocks longer than three hundred
feet (300'), pedestrianways or easements at least 10 feet in width through
the block may be required near the center of the block. The optimum block
shall have a perimeter of one thousand three hundred feet (1300').
2. Block Width: The width of the block shall normally be sufficient to
allow two (2) 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:
1. Area: The minimum lot area, width and depth shall not be less than that
established by the Zoning Ordinance in effect at the time of adoption of
the final plat.
2. Corner Lots: The minimum width for a corner lot in residential use
shall be ten feet (10') 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 the City Zoning Ordinance.
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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 the City Zoning Ordinance, 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 Comprehensive Plan or
Zoning Ordinance, as may be amended.
7. Watercourses: Lots abutting a watercourse, wetland, ponding area,
drainage way, 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 the Zoning
Ordinance for floodplain or other setback requirements. No part of any lot
shall be platted within the Floodway unless said 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 tree growth, watercourses, historic spots
or similar conditions which, if preserved, will add attractiveness and
stability to the proposed development.
9. Lot Remnants: All remnants of lots below minimum size left over after
subdividing of a larger tract 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.
11. Frontage On Two Streets: Double frontage, or lots with frontage on
two (2) 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 twenty feet (20') in order to allow space for screen
plantings and/or buffering along the back lot line. To ensure
adequate depth for such buffering, 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
R-1 Low Density
Single -Family
R-2 Single -Family
R-3 Two -Family
140 feet
140 feet
140 feet
b. Buffering/Screening: All buffer yard requirements as regulated by
the Zoning Ordinance are satisfactorily met.
12.Turn-Around Access: Where proposed residential lots abut a collector or
arterial street, alleys shall be encouraged for access to off street
parking areas and garages.
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 (10') above the minimum lot width for the purpose of
establishing buffers along the lot line bordering such streets.
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b. Buffering of side yards bordering major collector -or arterial
streets shall comply with the requirements as established by the
Zoning Ordinance.
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: A11 single-family, two-family
and cluster housing residential lots shall be designed in consideration of
potentials for buildings accommodating two (2) car garages, porches and
decks, etc. Said buildings and structures shall be compatible in character
with the surrounding area.
SECTION 14-932: STREETS AND ALLEYS: There shall be a continuous network of
streets and alleys within the subdivision which connect with existing streets and
alleys.
A. Streets, Continuous: Except for dead end streets, all streets shall
connect with streets already dedicated in adjoining or adjacent subdivisions,
or provide for future connections to adjoining unsubdivlded tracts, or shall be
a reasonable projection of streets in the nearest subdivided tracts. 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 storm water, to public convenience and safety, and in their
appropriate relation to the proposed uses of the area to be served.
8. Street Plans For Future Subdivisions: Where the plat to be submitted
includes only part of the tract owned or intended for development by the
subdivider a tentative plan of a proposed future street system for the
unsubdiv.ded portion shall be prepared and submitted by the subdivider.
C. Temporary Dead End Streets: In those instances where a street is
terminated pending future extension in conjunction with future subdivision and
more than two hundred feet (200') between the dead end and the nearest
intersection, a temporary turn around 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.
D. Provisions For Resubdivision Of Large Lots And Parcels: When a tract 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.
E. 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 eighty degrees (80').
Street intersection ]obs with an offset of less than one hundred twenty five
feet (125') shall be avoided.
F. 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, 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.
21
G. Sidewalks
purpose trailways
be accessible by
section 471.464.
And Multi -Purpose Trailways: All new sidewalks and multi -
shall be funded consistent with the City's policies and shall
handicapped persons in accordance with Minnesota Statutes,
1. Location: Sidewalks or multi-purpose trailways shall be provided on
both sides of all public streets whether existing or new. Sidewalks shall
be provided on at least one side of all private streets. Multi-purpose
trails shall be installed in areas identified by the Comprehensive Plan.
2. Sidewalk Widths. All sidewalks shall be constructed of concrete and
shall conform to the following minimum widths for all new plats:
Land Use
Single Family Residential
Single Family Residential
Single Family
Multi -Family Residential
Cluster Housing
Cluster Housing
Cluster Housing
Commercial
Industrial
Street Tye
Private
Local
Collector, Arterial
All
Private
Local
Collector, Arterial
All
All
Width
5 feet
5 feet
5 feet
6 feet
5 feet
5 feet
6 feet
6-8 feet
6 feet
3. Multi -Purpose Trailways Widths: In new plats, unless otherwise
directed by the City Council, all multi-purpose trailways identified by the
City's Comprehensive Plan shall have a minimum width of eight feet (8') and
be constructed of bituminous materials. Sufficient area shall be
designated on both sides of the multi-purpose trail to allow for snow
storage and landscaping.
4. Grade: Sidewalks shall slope 1/4 inch per foot away from the property
line.
H. Bicycle lanes shall be encouraged on all streets where either current
or projected traffic volumes exceed an average of 3,000 cars per day.
I. 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 SECTION 14-932 (0) Street Sections. Dead-end
alleys shall be avoided wherever possible, but if unavoidable, such dead-end
alleys may be approved if adequate turn -around facilities are provided at the
closed end.
J. 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 these regulations
or where it is found that it will be practical to require the dedication of the
other half when the ad3oining property is subdivided.
K. 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.
L. Compliance With The Hennepin 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, surfaced width, and
design standards as outlined in said plan, and must be reviewed and approved by
the Hennepin County.
M. 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 SECTION 14-932 (R)
Street Sections.
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N. 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 5' except where an alley" intersects with
another alley and then the curb radius shall be 25'.
O. Reverse Curves: Minimum design standards for collector and arterial streets
shall comply with Minnesota State Aid Standards.
P. Reserve Strips: Reserve strips controlling access to streets shall be
prohibited except under conditions accepted by the City Council.
Q. Street Right -of -Way Widths: Street right-of-way widths shall conform with
those requirements indicated in SECTION 14-932 (R) Street Sections for each of
the following designated streets:
Street Classification Street Section
High -Density, Minor Arterial
Low Density Minor Arterial
Major Collector
Minor Collector
Local Streets
Private Streets
Alleys
C-70, C-110, .
C-70, C-110
R-60, R-75, C-70
R-50, R-60, R-75, C-70
R-22, R -22A, R-50, R-60
A -22-R, A -26-R, A -30-C
R. Street Sections: The ssreet section shall comply with design standards as
set forth in this Subdivision Ordinance. Typical street sections for various types of
development are specified below. All street designs shall reflect projected traffic
volumes and are subject to the review and approval of the Director of Public Works.
Land Use
Single Family Attached
Single Family Detached
Multi -Family Residential
Commercial
Industrial
Allowable Street Tyne
A-22, A-26, R -24-P, R -24A -P, R-50, R-60, R-75
R-50, R-60, R-75
A26, A30, R-60, R-75
A30, C-70, C-110
A30, C-70, C-110
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24
S—I2`�5`j'G.T
f---22 ---+
Right -et -way
Type A22 -R
Alleys (Lanes)
Center lane Gradient:
j{luenem. 0 5%
Ma Y7nrum 8 0%
Rata
Minimum
Bwlding -r—
Setbacic I
Rtght-of-Way
Type A30 -C
•..
•
r 61'
'
26
Right -of -Way
Type A26 -R
r
Private Residential Streets
F
Type R -24A -P
Residential, Attached
with Alleys
No On -Street Parking
No Vehucle Access From Street
1
Center Luce Gradient
Mint= 0 5%
Max= 6 0%
Residentzal Attached,
No Alley
No On -Street Parksng
_o' /2. I e
'a'
4
type R -22-P
Mlmmum Budding Setback _
From Street - 20 Feet
From Sidewalk - 20 Feet
25
Residential Streets
Center Line Gradient
Mauna= na= 0 .5%
Maximum 6 0%
26
Right -of -Way
Type R-50
Commercial Streets
Cancer lane Gradlent3
Minimum 0 5%
Max=mum . 4 0%
Right -of -Way
11/pe C-11 a
27
S. Street trees shall be planted in accordance with provisions of the Zoning
Ordinance.
T. Seeding Or Sodding: Any areas disturbed within the street right of way,
the time of construction, shall be restored with a
topsoil and shall be seeded or sodded as minimume D1of four finches (4")kof
directed by the Director of Public Works.
U. Cul-De-Sacs/Dead End Streets:
1. Prohibited: Dead end streets (temporary or permanent) without cul-de-sacs
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 five
hundred feet (500') including a terminal turn around (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 eighty feet (80') and a paved roadway of not less than seventy
feet (70') from face of curb to face of curb.
V. Water Supply: Water mains shall be provided to serve the subdivision by
extension of an existing community system wherever feasible. Service connections
shall be stubbed into the property line and all necessary fire hydrants, as required
by the Fire Chief, 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 Director of Public Works and in accordance with the
City's Comprehensive Water Plan.
W. 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
Director of Public Works.
SECTION 14-933: EASEMENTS:
A. Width And Location: An easement for utilities at least ten feet (10') in
total width shall be provided along all lot lines. If necessary for the extension of
main water or sewer lines or similar utilities, easements of greater width may be
required along lot lines or across lots.
8. Continuous Utility Easement Locations: Utility easements shall connect with
easements established in adjoining properties.
C. Guy Wires: Additional easements for pole
guys be provided,appropriate, at the outside of turns. Where possible, lotslnes shall be arrangedeto
bisect the exterior angle so that pole guys will fall along side lot lines.
D. Exclusion From Minimum Lot
Area: Easemregional utility lines shall be excluded from then ts calculationesthed of minimumonalover areand
a"
as defined by this Subdivision Ordinance.
E. Outlot Alternative: The City may at its discretion choose to require
rather than easements for wetlands, drainage areas and other natural features.ouThese
outlots must be designed with access from a public right of way.
28
P
1
SECTION 14-934: EROSION AND SEDIMENT CONTROL: The subdivider shall follow the
requirements set forth for erosion and sediment control in the Zoning Ordinance and the
Surface Water Management Plan.
A. The development shall conform co the natural limitations presented by
topography and soil so as to create the least potential for soil erosion.
B. 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.
C. Land shall be developed in increments of workable size such that adequate
erosion and siltation controls can be provided as construction progresses.
D. When soil is exposed, the exposure shall be for the shortest feasible period
of time, as specified in the development agreement.
E. 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 (4") and shall be of a quality at least equal to the
soil quality prior to development.
F. Natural vegetation shall be protected wherever practical.
G. Runoff water shall be diverted to a sedimentation basin before being allowed
to enter the natural drainage system.
H. The developer shall comply with current City specifications for erosion and
sediment control.
I. 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.
SECTION 14-935: STORM DRAINAGE: All subdivision design shall incorporate adequate
provisions for storm water runoff consistent with the St. Louis Park Surface Water
Management Plan (SWMP) as amended, and with established City policies, the policies of
Minnehaha Creek Watershed District, other public agencies, and shall conform to the
following standards.
A. Plan Required: The proposed provisions for storm water runoff shall be
documented in a runoff water management plan, prepared by a registered professional
engineer to the minimum standards described in subsection 3 of this policy.
B. Minimum Standards For Runoff Water Management Plans: A runoff water
management plan shall include the following items:
1. 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.
2. Delineation of existing on-site "wetlands", as defined in the Wetland
Conservation Act, lakes, streams, shoreland, and/or flood plain areas.
3. For waterbodies and channels, a listing of normal (run -out) and calculated
ten (10) year and one hundred (100) year elevations on site for both existing
and proposed conditions.
4. Storm water runoff volumes and rates for existing and proposed conditions.
5. All hydrologic and hydraulic computations completed to design the proposed
storm water management facilities. Reservoir routing procedures and critical
29
duration runoff events shall be used for design of water storage areas and
outlets.
6. A checklist of best management practices to demonstrate that, to the maximum
extent practical, the plan has incorporated the structural and non-structural
best management practices described in the book "Protecting Water Quality in
Urban Areas", published by the Minnesota Pollution Control Agency or the
applicable publications.
7. A grading plan incorporating overflow routes along streets or drainage
easements designed to protect structures from damage due to:
a. Storms in excess of the design storm, or
b. Clogging, collapse or other failure of the primary drainage
facilities.
8. 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 deternuning 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 recommenda-
tions 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.
SECTION 14-936: PROTECTED AREAS: 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 said subdivision shall clearly reflect all necessary measures of protection to ensure
against adverse environmental impacts.
Based upon the necessity to control and maintain certain sensitive areas, the City shall
determine whether said protection will be accomplished through lot enlargement and
redesign or dedication of those sensitive areas in the form of outlots.
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:
A. The establishment of easements and/or outlots over wetlands, drainageways and
watercourses.
B. The implementation of flood control measures.
C. The enlargement of lots or redesign of the subdivision.
D. The subnu.ss.on of a tree preservation plan subject to the review of the Planning
Commission and the approval of the City Council.
E. The use of appropriate erosion control measures subject to approval by the
Director of Public Works.
F. Soil testing to determine the ability of the proposed subdivision to support
development.
G. The limitation of development on slopes steeper than three to one (3:1).
H. Structure conformance to the natural limitations presented by
soil so as to create the least potential of soil erosion.
30
the topography and
1
r
F
1
SECTION 14-937: 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 Park 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 Comprehensive Plan 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
density requirements of the City Zoning Ordinance' and
not in lieu of open space requirements prescribed in the
H. The City, upon consideration of the particular type
larger or lesser parcels of land to be conveyed to the
that present or future residents would require greater
playground purposes.
not be used in calculating
shall be in addition to and
Zoning Ordinance.
of development, may require
City if the City determines
or lesser land for park and
1. In residential subdivisions where a land dedication is required, the
following formula will be used to determine the park land conveyance
requirements:
*Density:Units Per Acre Land Dedication Percentage
0 - 2.5
2.5+ - 4
- 6
- 8
- 10
4+
6+
8+
10+
* Street rights of way shall be
proposed streets are private,
deducted.
10%
11%
13%
15%
17%
20%
excluded from the density calculations. If the
actual street width plus 18 feet shall be
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 (5%) of the gross area of land being platted.
J. In lieu of a park land dedication the City may require the following cash
contribution:
Commercial/industrial
Multi -family dwelling units
Single-family dwelling units
5% of current market value of the
unimproved land as determined
by the City Assessor._
$900.00 per dwelling unit
$900.00 per dwelling unit
K. The City may elect to receive a combination of cash,
the land for park use. The fair market value of the land
value of the development of the land shall be calculated.
land and development of
the City wants and the
That amount shall be
31
subtracted from the cash contribution required by
shall be the cash contribution requirement.
L. "Fair market value" shall be
preliminary plat in accordance with the
1. The City and the developer may
subsection J above. The remainder
determined as of the time of filing the
following:
agree as to the fair market value,
or
2. The fair market be
d
City by the subdivider value t the subdiv der snex expense.
Thepappral al shall to the
by appraisers who are approved members of the SREA or appraisal e shall be real
estate appraisal societies. MAI, or equivalent real
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.
M. Subdividers of land abutting streets that have been designated'
Comprehensive Trail Systems Plan for the construction of a trail allbenrege rety
pay five-eighths (5/8) of the cost of constructing the trail. quired t
N. Residential subdividers shallpa
y ($225.00) per residential dwelling unitforatrails. Tfee of his h dyed twenty five dollar
or not the subdivider is required to construct trails, pa
yatent is required whethe
0. Planned developments with
contributions in accordance with this eSe ton based shall
upon the a percentage cash and/or
devoted to the various uses.
of land
P. Park cash contributions are to be calculated at the time of final
approval. The City Council may require the payment at the time of final plat
plat
approval or at a later time under terms agreed upon in the development agreement.
Delayed payment shall include interest at a rate sec by the City.
Q. Cash contributions shall be deposited in the City's Park and Recreation
development, or public art.
Development Fund and shall only be used for park planning, acquisition, park
R. Property being replatted with the same number of lots and dwellin
shall be exempt from park and trail dedication requirements if similar requi ueits
were satisfied in conjunction with an earlier plattin thequilots
dwelling units is increased, then the park and trail dedication shall be ba edon the
additional lots or the number of dwelling units whichever is greater, added to the
plat.
SECTION 14-938: TREE PRESERVATION:
SEC Zoning Ordinance which address the All subdividers shall comply with all provisions in
of trees removed to accommodate preservation of existing trees and the replacement
grading and construction within the subdivision.
Subdividers, however, are encouraged
preserve all healthy trees of significant value
even if the trees are less than six inches 6
( ) in diameter.
s
0
s
A. . Definitions: The following words and terms, whenever they occur in
this Section, are defined as follows:
TREE PRE- A plan certified by a forester or landscape architect indicating
SERVATION all of the si
PLAN: gnificant 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.
32
i
TREE Snow fencing or polyethylene laminar safety netting placed
PROTECTION: at the drip -line of the significant trees to be preserved. The
tree protection measures shall remain in place until all grading
and construction activity is terminated.
B. Subdividers:
1. Subdividers shall:
a. Prepare a tree preservation plan which is certified by a
landscape architect and is incorporated on the grading plan.
b. Prepare a landscape plan which shows the location, size,
of trees which are to be planted on the site to meet the tree
provisions of the Zoning Ordinance.
forester or
and species
replacement
c. Provide surety in accordance with the Zoning Ordinance 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 Ordinance will be adjusted and additional replacement will be required.
5. The financial security will be released in accordance with provisions in
the Zoning Ordinance.
B. 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.
C. Home Builders:
1. In the event that the subdivider sells lots to individual builders or
developers, the builder or developer shall comply with the requirements of the
Zoning Ordinance for tree preservation prior to issuance of any building permits
on the lot.
2. A prorata portion of the surety paid by the subdivider may. be returned,
provided it is replaced by a surety from the builder.
3. In the event a lot remains vacant for a period of 2 years, the surety may
be returned to the subdivider if all of the trees have been replaced in
accordance with the Zoning Ordinance requirements. Any subsequent development
of the parcel will require compliance with the provisions of the Zoning
Ordinance for tree preservation and protection.
33
SECTION 14-939: M1N1MUM DESIGN FEATURES: The design features set forth In Sections 14-
930 through 14-939 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.
34
SECTION:
14-940:
14-941:
14-942:
14-943:
14-944:
14-945:
14-946:
14-947:
SECTIONS 14-940 THROUGH 14-949
REQUIRED BASIC IMPROVEMENTS
General Provisions
Monuments
Street Improvements
Future Street Improvements
Sanitary Sewer And Water Distribution Improvements
Public Utilities
Election By City To Install Improvements
Railroad Crossings
SECTION 14-940: GENERAL PROVISIONS:
A. Before a final plat is signed by the City, the subdivider
applicable fees and enter into a development contract setting forth
under which the plat is approved.
B. Before a final plat
the City financial security
subdivider fails to perform
may apply the security to
security shall be those set
the development contract.
shall pay all
the conditions
is signed by the City the subdivider shall also furnish
in the form of a cash escrow or letter of credit. If the
any obligations under the development contract, the City
cure the default. Terms for return of the financial
forth in the Zoning Ordinance or shall be set forth in
1. If the developer is going to install the public improvements, the
security shall be the sum of the following fixed or estimated costs:
a. Utilities.
required
35
b. Streets.
c. Street lights and operating cost for two (2) years.
d. Erosion control.
e. Engineering, to include 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.
1. Director of Public Works' fees.
3. SAC charges.
2. If the City 19 going to install the public improvements, the required
security shall be the sum of the following fixed or estimated costs:
a. Principal amount of special assessments for public improvements to be
installed together with one year of interest.
b. Street lights.
c. Erosion control.
d. Deferred park dedication charges on commercial and
industrial property.
e. Landscaping.
f. Storm sewer connection charges.
g. Real estate tax for one year.
h. Principal amount of special assessments previously levied
against the property together with one year of interest.
C. No final plat shall be approvedby Y
a report from the Director of Plic Wo Works t that 1 the Councilimv witty d first receiving
together with the agreements and documents re improvements described therein
requirements of the City. required under this Section, meet the
The City Treasurer shall also certify that all fees and sureties re re
d to be paid
arrangements have been made for payment.
to the City in connection with the plat have been paid orthatsatisfactory
D. The City shall, where a
warrant ppropriate, require of a subdivider submission of a
y/maintenance bond in the amount equal to the original cost of the
improvements or such lesser amount as agreed to by the Director of Public Works. The
required warranty period for materials and workmanship from the utility contractor
installing public sewer and water mains shall be two (2) 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 Public Works. The required period for sod,
trees and landscaping is one year following final acceptance of the project.
E. Reproducible "as -built drawings" as re
shall be furnished to the Cit bythe subdividerqulred by the Director of Public Works
"as -built drawings shall beycertified betrue all
raccuurate by the registered
engineer responsible for the installation of the i improvements. Such
mprovements.
F. All of the re p
required improvements to be installed under the provisions of
this Subdivision Ordinance shall be approved by and subject to the inspection of the
36
i
1
Director of Public Works. All of the City's expenses incurred as the result of the
requirement improvements shall be paid either directly, indirectly or by
reimbursement to the City by the subdivider.
SECTION 14-941: MONUMENTS:
A. Official monuments, as designated and adopted by the Hennepin 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 Works. 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, each angle point of the boundary perimeter co be so monumented.
B. Pipes or steel rods shall be placed at each lot. All United States, State,
County or other official bench marks, 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 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 the
City Zoning Ordinance, as may be amended.
SECTION 14-942: STREET IMPROVEMENTS:
A. The full width of the right of way shall be graded in accordance with the
provisions for construction as outlined in Sections 14-930 through 14-939 of this
Subdivision Ordinance, Design Standards.
B. All streets shall be unproved in accordance with the standards and
specifications for street construction as required by this Subdivision Ordinance 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 Subdivision
Ordinance 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
Director of Public Works at the expense of the applicant. Every plat presented for
final signature shall be accompanied by a report from the Director of Public Works
that the grading and drainage requirements have been met. No plat shall be approved
before an adequate storm water disposal plan is presented and approved by the
Director of Public Works. The use of dry wells for the purpose of storm water
disposal is at the discretion of the Director or Public Works.
F. Trees and boulevard sodding shall be planted in conformance with the
standards and specifications as required by the Zoning Ordinance 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 Subdivision Ordinance and the City Council shall be
installed.
37
I• Street lighting fixtures as ma
installed. Y be required by
SECTION 14-943: FUTURE STREET fl R0
property being platted is adjacent to an existing Coll
streets which need improvement, the developer shall
improvement and shall post a cash escrow acceptable
improvement. This provision shall only apply when the
by the plat or surrounding development.
the City Council shall be
condition of plat approval, when
ector road, highway, or substandard
dedicate land for the widening or
to the City for the cost of the
need for the improvement is caused
SECTION 14-944:
and water faciliti
es palSEWER AND1st�alledISiTnIBUTIOordIMPROVEMENTS: w t�Sean.ta.ry standards and
specifications as re Y sewers
nd
of Public Works. quires by the City Council and subject to the approval of the Director
SECTION 14-945: PUBLIC AND PRIVATE
SEC other utility service lines are UTI �S: Telephone, cable TV, electric, gas, plus
toprovisions of all applicable City ordinances, placed underground in accordance with the
SECTION 14-946: ELECTION BY CITY TO
ECTN1-responsibility6 to install all C INSTALL IMPROVEMENTS: It is the subdivider's
right to elect to install all required improvements except that the City reserves the
rightsions of this Subdivision Ordinance any part of the improvements required under the
amended . If the City elects to install pursuant
i to Minnesota Statutes, chapter 429, as
developer to post a cash escrow or letter ofm credit pts ran City may require the
assessments.guaranteeing payment of the
SECTION 14-947: mom= 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.
SECTION 14-948 through 14-949 Reserved for future use.
38
1
SECTION:
14-950:
14-951:
14-952:
14-953:
14-954:
14-955:
14-956:
14-957:
SECTION 14-950-959
ADMINISTRATION AND ENFORCEMENT
Nonplatted Subdivisions
Variances, Planning Commission Recommendations, Standards
A. Findings
B. Procedures
Violations And Penalty
Sale Of Lots From Unrecorded Plats
Receiving Or Recording Unapproved Plats
Misrepresentations
Penalty
Validity
SECTION 14-950: 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 Subdivision Ordinance 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 Subdivision
Ordinance, 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.
3. 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' as defined by this Subdivision Ordinance. 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.
SECTION 14-951: VARIANCES, PLANNING COMMISSION RECOMMENDATIONS, STANDARDS:
FINDINGS: The Planning Commission may recommend a variance from the minimum
standards of this Subdivision Ordinance (not procedural provisions) when, in its
opinion, undue hardship may result from strict compliance. In recommending any
variance, the Commission shall prescribe any 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:
1. That there are special circumstances or conditions affecting the property
such that the strict application of the provisions of this Subdivision Ordinance
would deprive the applicant/owner of the reasonable use of the land.
2. That the granting of the variance will not be detrimental to the public
health, safety and welfare or injurious to other property in the territory in
which property is situated.
39
If
40
3. That the variance is to correct inequities resulting from an extreme
physical hardship such as topography, etc.
4. That the variance is not contrary to the intent of the Comprehensive Plan.
After considerations of the Planning Commission recommendations, the City Council may
grant variances, subject to subsections 1, 2, 3, and 4 immediately above.
B:
PROCEDURES:
1. Requests for a variance from this Subdivision Ordinance 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 (10) copies of
detailed written and graphic materials necessary for the explanation of the
request.
2. Upon receiving said 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 (10) days prior to said
hearing, and individual property notices shall be mailed not less than ten (10)
days nor more than thirty (30) days prior to the hearing to all owners of
property within five hundred feet (500') 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.
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 Comm ssion 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
said variance where said 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 Subdivision Ordinance 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 sixty
(60) 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 thirty (30) days after the first regular City Council meeting at
which the request was considered.
1
r
11.A variance of this Subdivision Ordinance shall be by majority vote of the
full City Council.
SECTION 14-953: VIOLATIONS AND PENALTY:
A. SALE OF LOTS FROM UNRECORDED PLATS: It shall be a misdemeanor to sell,
trade, or otherwise convey any lot or parcel of land as a part of any plat or replat
of any subdivision or area located within the City unless said plat or replat shall
have first been recorded in the office of the Recorder of Hennepin County.
B. RECEIVING OR RECORDING UNAPPROVED PLATS: It shall be unlawful for a private
individual to receive or record in any public office any plans, plats of land laid
out in building lots and streets, alleys or ocher 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 said addition or subdivision or any
sewer in said addition or subdivision has been constructed according to the plans and
specifications approved by the City Council, or has been 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 Subdivision
Ordinance shall be guilty of a misdemeanor. Each day during which compliance is
delayed shall constitute a separate offense.
SECTION 14-955: VALIDITY:
A. If any section, subsection,
Ordinance is for any reason to be
validity of the remaining portion of
B. Failure of a property owner
proceedings as set forth within this
sentence, clause or phrase of this Subdivision
invalid, such decision shall not effect the
this Subdivision Ordinance.
to receive a notice shall not invalidate any
Subdivision Ordinance.
41
•
STATE OF MINNESOTA)
SS
AFFIDAVIT OF PUBLICATION
COUNTY OF HENNEPIN)
Denis L. M i n d a k , being duly sworn on an oath says that he/she is
the publisher or authorized agent and employee of the publisher of the newspaper known as
Sun -Sailor
which are stated below
(A) The newspaper has complied with all of the requirements constituting qualification as a
qualified newspaper, as provided by Minnesota Statue 331A 02, 331A.07, and other applicable
laws, as amended
(B)The panted Ordinance No. 2088-97
, and has full knowledge of the facts
which is attached was cut from the columns of said newspaper, and was printed and published
once each week, for one successive weeks; It was first published
on
Wednesday the 2 6 day of March , 19 97 , and was thereafter
-ited and published on every to and Including
, the day of , 19 ; and printed below is a copy of
the lower case alphabet from A to Z, both inclusive, which is hereby acknowledged as being the
size and kind of type used in the composition and publication of the notice:
abcdefglylkl m nopgrstuvwxyz
BY
City of St. Louis Park
(Official Publication)
ORDINANCE NO. 2088-97
AN ORDINANCE AMENDING THE ST. LOUIS
PARK ORDINANCE CODE RELATING TO
ZONING BY REVISING AND RENUMBERING
GENERAL SUBDIVISION PROVISIONS
SECTIONS 14-900 THROUGH 14-959
THE CITY OF ST LOUIS PARK DOES ORDAIN:
Sec. 1 The City Council has considered the advice and
recommendation of the Planning Commission (96-27-ZA)
as well as the testimony of interested persons at the pub-
lic hearing conducted on March 3, 1997
Sec. 2 Sections 14-300 through 14-315 of the Subdivi-
sion Ordinance Code are hereby repealed
Sec. 3 The document entitled Subdivision Ordinance
dated February 26, 1997 attached hereto as Exhibit A is
hereby adopted and hereby replaces Sections 14-300
through 14-315 inclusive and substitutes new sections
numbered 14-900 through 14-959
Sec 4 The contents of Planning Case File 96-27-ZA are
hereby entered into and made part of the public heanng
record and the record of decision for this case
Sec. 5 -This Ordinance shall take effect fifteen days
after its public4tion
Adopted by the City Council March 17, 1997
/s/Gail A. Dorfman
Mayor
L (March 26, 1997)A3/Cty SLP Ord 2088
TITLE Publisher
Acknowledged before me on this
26 day of Ma ch ,1997
ruJU
Not ry Public
x a 4.VAA as rs ADAVc sv9..
NImo'- Mt":9IDEL M HEDBLOYt
�max, c.,l NOTARY PUBLIC - MINNESOTA t
; ''# HENNEPIN CO j"ITY
-?u. - M , Combs. ion !Expires Jan 31, 2000
RATE INFORMATION
(1) Lowest classified rate paid by commercial users
for comparable space
0
Maximum rate allowed by law for the above matter
(3) Rate actually charged for the above matter
$ 2 55 per line
$ 6 20 per line
$ 1 20 per line