HomeMy WebLinkAbout2493-16 - ADMIN Ordinance - City Council - 2016/06/06ORDINANCE NO. 2493-16
ORDINANCE AMENDING THE ST. LOUIS PARK
ORDINANCE CODE RELATING TO SUBDIVISIONS
THE CITY OF ST. LOUIS PARK DOES ORDAIN:
Findings
Sec. 1. The City Council has considered the advice and recommendation of the
Planning Commission (Case No. 16-05-ZA).
Sec. 2. The St. Louis Park Ordinance Code, Sections 26 is hereby amended by deleting
stricken language, and adding underscored language.
Chapter 26
SUBDIVISIONS*
Article I. In General
Sec. 26-1. Short title.
Sec. 26-2. Purpose of Cehapter.
Sec. 26-3. Definitions.
Sec. 26-4. Conformance with the Ceomprehensive Pplan.
Sec. 26-5. Approvals necessary for acceptance of subdivision plats.
Sec. 26-6. Conditions for recording.
Sec. 26-7. Building permits.
Sec. 26-8. oise control requirement -Reserved.
Sec. 26-9. £heeptiens. _Combinations simple divisions and property line adjustments.
Sec. 26-10. Conveyance by metes and bounds.
Secs. 26-11--26-40. Reserved.
Article II. Administration and Enforcement
Sec. 26-41. Nonplatted subdivisions.
Sec. 26-42. Subdivision Variances; planning commission recommendations; standards.
Sec. 26-43. Violations; penalty.
Sec. 26-44. Validity of Cehapter provisions.
Sec. 26-45. Amendment process.
Secs. 26-46--26-80. Reserved.
Article III. Procedures for Filing and Review
Sec. 26-81. Sketch plan.
Sec. 26-82. Preliminary plat.
Sec. 26-83. Final plat.
Sec. 26-84. Premature subdivisions.
Secs. 26-85--26-120. Reserved.
Article IV. Plat and Data Requirements
Sec. 26-121. Sketch plan.
Ordinance No. 2493-16 -2-
Sec. 26-122. Preliminary plat.
Sec. 26-123. Final plat.
Sec. 26-124. ^ ad-essan gReseived.
Sec. 26-125. Engineering standards for final grading, development and erosion control plans.
Secs. 26-126--26-150. Reserved.
*Cross reference(s)--Buildings and building regulations, ch. 6; environment and public
health, ch. 12; official map, § 21-31 et seq.; utilities, ch. 32; vegetation, ch. 34; zoning, ch. 36.
State law reference(s)--Authority to regulate subdivisions, M.S.A. § 462.358.
Article V. Design Standards
Sec. 26-151. Consistency.
Sec. 26-152. Blocks and lots.
Sec. 26-153. Streets and alleys.
Sec. 26-154.
Easements.
Sec. 26-155.
Erosion and sediment control.
Sec. 26-156.
Storm drainage.
Sec. 26-157.
Protected areas.
Sec. 26-158.
Park and hail dedication requirements.
Sec. 26-159.
Tree preservation and replacement.
Sec. 26-160.
Minimum design features.
Secs. 26-161--26-190.
Reserved.
Article VI. Required Basic Improvements
Sec. 26-191.
General provisions.
Sec.26-192.
Monuments.
Sec. 26-193.
Street improvements.
Sec. 26-194.
Future street improvements.
Sec. 26-195.
Sanitary sewer and water distribution improvements.
Sec. 26-196.
Public and private utilities.
Sec. 26-197.
Election by city to install improvements.
Sec. 26-198.
Railroad crossings.
Ordinance No. 2493-16 -3-
ARTICLE I. IN GENERAL
See. 26-1. Short title.
This Cehapter shall be known as the Subdivision Ordinance of the City of St. Louis Park,
and will be referred to as "this Cehapter."
(Code 1976, § 14-900)
Sec. 26-2. Purpose of this Cehapter.
In order to safeguard the best interests of the city and to assist the subdivider in harmonizing
the subdivider's interests with those of the city at large, the following regulations are adopted so that
the adherence to such regulations will bring results beneficial to both parties. It is the purpose of this
Cehapter to make certain regulations and requirements for the platting of land within the city pursuant
to the authority contained in the state statutes, which regulations the city council deems necessary
for the health, safety and general welfare of this community.
(Code 1976, § 14-901)
See. 26-3. Definitions.
The following words, terms and phrases, when used in this Cehapter, shall have the meanings
ascribed to them in this section, except where the context clearly indicates a different meaning.
Words and terms not defined in this section shall have the same meaning as described in the Chapter
36 - zoning chapter of this Code.
Block means an area of land within a subdivision that is entirely bounded by streets, or by
streets and the entire boundaries of the subdivision, or a combination of such streets and subdivision
boundaries with a river or lake, public park, railroad rights-of-way or municipal boundaries.
Centerline gradient means the distance vertically from the horizontal in feet and tenths of a
foot for each 100 feet of horizontal distance measured at the street centerline.
Combination means the joining of two or more parcels.
Comprehensive Pplan means the group of maps, charts and texts adopted by the city council
as required by the Metropolitan Land Planning Act that make up the comprehensive long range plan
of the city.
Design standards means the specifications in this Cehapter 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 means a drawing or map of a subdivision, approved by the city council and in
such form as required by the county for the purpose of recording.
Lot means aap rcelrorao�F'a: d created by alao tted subdivision feF the purpose, whe
immediate or future, of transfer of ownei-ship ar pessession, or for building which is
described by a lot number, block number and subdivision name which is on file with the register of
deeds of the county.
Ordinance No. 2493-16 -4-
Lot area, tninimunt, means the minimum lot area required by -the Chapter 36 -zoning chapter
of this Code.
Lot impi-ovetnen! means an), building, , wark of ,
E)F other Or iffiPFW,,eHIefi
of the land constituting a ph ,.,...1 betterment of real p anypa
ft o ..t ,.F....,.i, l.e
t t ffffiefii, Or M5
gFading of the let tE) pi-epare fop the eanstruetion of a building. Certain lot improvements shall be
pompe«l. 1....,ded as vided in the regulation. of this ,.1,... te«
LSWMP, means the City's Local Surface Water Management Plan which is on file at the
City Engineer's office.
Marginal access street means a local street which is parallel to and adjacent to a major
thoroughfare or a railroad right-of-way and which provides access to abutting properties.
Oullot means a lot rermant or parcel of land, which is intended as open space, drainage o
other use, for which no private development is intended. Boundary changes of an outlet shall not be
permitted except 1... replat
Outlot means a parcel of land subject to future platting prior to development, or a parcel of land
which is designated for public or private open space, right-of-way, utilities or other similar purpose.
Parcel means a legally defined section of land.
Parks and playgrounds means public land and open spaces in the city dedicated or reserved
for passive or active recreation purposes.
Pedestrianway means a public right-of-way, public easement or private easement to provide
access for pedestrians.
Phased subdivision application means an applieaf on for subdivision approval where th
�ubdivider, pursuant to a specific plan p . I' �ely subdivide the property but wil
develep it in one or more individual phases over a period of time. A phased subdivision application
may include an application for approval E)f-, or eenversion to, horizontal or vef4ioal eondominiums,-
nonresidential development projects, planned unit developments, mixed use pFE)jeets and vesidentia'
developments.
Plat means the drawing or map of a subdivision prepared for filing of record pursuant to
M.S.A. ch. 505 and containing all elements and requirements set forth in this Cehapter.
Preliminaty plat means a tentative drawing or map of a proposed subdivision meeting the
requirements enumerated in this Cehapter.
Preliminaty plat application means an application submitted to the city in accordance with
the provisions enumerated in this Cehapter.
Premature subdivision means an application for subdivision which cannot be approved until
other services are installed or improvements are made to the land.
Property line adjustment means rearranging one or morerp opetty lines in such a way that
parcels are neither created nor eliminated.
Protective covenants means contracts made between private parties as to the manner in
which land may be used, with the view to protecting and preserving the physical and economic
integrity of any given area.
Ordinance No. 2493-16 -5-
Public improvement means any drainage ditch, Feed--,,.-. park ^ s- 'A -e alk, destrian 'a„
tree, law off street .....a:.,g are lat improvement cf cthe facility for which the city may ultimately
r` assume the responsibility for maintenance and operation, or which may affect an improvement for
which local government responsibility is established.
Replat means the combination, recombination or division of one or more lotspa razcts
..f land which involves 1....a which Lpreviouslybeen -platted -acd�which is n ire of eeEwd i
the county .......uant to M.S.A. eh, 505 Any replat unless specifically exempted shall be required to
meet all of the requirements of this Cchapter.
Right-of-way width means the shortest distance between lines of parcelsle4s or easements
delineating the street rights-of-way.
Setback means the shortest distance between a building and the property line nearest thereto.
Simple division means the subdivision of a parcel into no more than two parcels
Steep slope means a natural topographic feature with an average slope of at least 30%
Street width means the shortest distance between face of curb and face of curb, or if a
surmountable curb, the shortest distance between the lowest point of each curb on opposite sides of
the street.
Subdivider means any individual, firm, association, syndicate, copartnership, corporation,
trust or other legal entity having sufficient proprietary interest in the land sought to be subdivided to
commence and maintain proceedings to subdivide the land under this Cehapter.
Subdivision means the separation of an area, parcel or tract of land under single ownership
into two or more parcels, tracts, lots, or long term leasehold interests, where the creation of the
leasehold interest necessitates the creation of streets, loads or alleys, for residential, commercial,
industrial or other use, or any combination thereof, except those separations:
(1) Where all the resulting parcels, tracts, lots or interests will be 20 acres or larger in size
and 500 feet in width measured along an existing right-of-way for residential uses and
five acres or larger in size and 300 feet in width measured along an existing right-of-
way for commercial and industrial uses; or
(2) Creating cemetery lots;
(3) Resulting from court orders, or the adjustment of a lot line by the relocation of a common
boundary. Any division of land so decreed which does not meet zoning chapter
requirements of Chapter 36 -zoning for lot area, lot width, or which does not have the
required frontage on a public right-of-way is not a buildableap rcel.
Subdivision variance means a variance to design provisions of this Cehapter, but not to
provisions of Chapter 36 -zoning. f'"
Ordinance No. 2493-16 -6-
Tract means a parcel created by a registered land survey which is described by a tract designation
and a Registered Land Survey Number which is on file with the register of deeds of the county.
Sec. 26-4. Conformance with the Ceomprehensive Pplan.
No subdivision shall be approved by the city council which does not conform to the land use
designations, objectives, policies or goals of the Ceomprehensive Pplan.
Sec. 26-5. Approvals necessary for acceptance of subdivision plats.
Before any plat shall be recorded or be of any validity, it shall be referred to the city planning
commission for recommendation and approval by the city council as having fulfilled the
requirements of this Cehapter.
Sec. 26-6. Conditions for recording.
No plat of any subdivision shall be entitled to be recorded in the county recorder's office or
have any validity until the plat thereof has been prepared, approved and acknowledged in the manner
prescribed by this Cehapter and a resolution approving the final plat has been filed with the county.
Sec. 26-7. Building permits.
No building permits shall be issued by the city for the construction of any building, structure
or improvement to the land or to any parcellet in a subdivision, until all requirements of this Cehapter
have been fully complied with. No building permits shall be issued for any outlot, except a building
permit for public structures if the parcel is in public ownership.
Sec. 26-8. Noise ,.,...trot requirement. Reserved.
r � �
Sec. 26-9. nneeptioa-.-Combinations, simple divisions, and property line adjustments.
Combinations, simple divisions, and property line adjustments shall follow the application
and procedures required by this Chapter for a subdivision unless exempted by this Section in which
case the application and procedure for exempt combinations simple divisions and property lire
adjustments shall be followed
SPIN W 111111" 11-11 N 1:11M
Ordinance No. 2493-16 -7-
(1) A simple division will result in no more than one additional lot or tract.
(2) A combination will combine no more than two parcels.
(3) A property line adjustment will relocate a property line without increasing or
decreasing the number of parcels.
titles.
(5) The application will not cause the parcel or any structure on the parcel to be in
violation of this Code or the building cg ode.
(6) With the exception of sidewalks or trails the application will not involve the
construction of any new street or road or the extension of municipal facilities, or the
creation of any public improvement.
(7) The application does not involve an outlot.
ll A completed anDlication and oavmeot of the reouired application fee
Certificate of survey, showing at a minimum:
a Dimensions of the existing and proposed parcels.
b The area of the existing and proposed parcels.
e. All corner elevations.
d All existing structures including dimensions to existing and proposed property
lines.
Ordinance No. 2493-16 -8-
e. All visible encroaclunents.
f All easements of record.
g. Therrooposed division.
h. The legal description of the existing and proposed parcels
(3) A copy of the deed or title of the property.
C) Review. Applications for exempt combinations, simple divisions. and nronerty line
adjustments will be deemed complete when they contain all the required information Complete
applications will be approved by the Director of Inspections the Planning Supervisor, the
Engineering Director, and the City Assessor. Approved anolications will be forwarded to the county
for filing.
See. 26-10. Conveyance by metes and bounds.
No land shall be conveyedance�f'—.a ��-' in which the land conveyed is described by metes
and bounds or by reference to an unapproved registered land survey made after April 21, 1961, or to
an unapproved plat made after March 8, 1957. The, provision of this section does not apply to th
conveyanee if the land described:
(a) The provision of this section does not apply to the conveyance if the land described:
(1) Was a separate parcel of record on March 8, 1957;
(2) Was the subject of a written agreement to convey entered into prior to March 8, 1957;
(3) Was a separate parcel of not less than 2 1/2 acres in area and 150 feet in width on
January 1, 1966;
(4) Was a separate parcel of not less than five acres in area and 300 feet in width on July
1, 1980;
(5) Is a single parcel of commercial or industrial land of not less than five acres and having
a width of not less than 300 feet and its conveyance does not result in the division of
the parcel into two or more lots or parcels, any one of which is less than five acres in
area or 300 feet in width; or
(6) Is a single parcel of residential or agricultural land of not less than 20 acres and having
a width of not less than 500 feet and its conveyance does not result in the division of
the parcel into two or more lots or parcels, any one of which is less than 20 acres in
area or 500 feet in width.
(b) In any case in which compliance with the foregoing restrictions will create an unnecessary
hardship and failure to comply does not interfere with theururpose of the subdivision regulations the
platting authority may waive such compliance by adoption of a Council resolution to that effect and
the conveyance may then be filed or recorded.
(c) Land conveyed to the city, Hennepin County, the State of Minnesota, or railroads for right -
of -wady, residual land resulting from such conveyance, is not required to be platted.
Secs. 264410--26-40. Reserved.
ARTICLE II. ADMINISTRATION AND ENFORCEMENT*
Sec. 26-41. Nonplatted subdivisions.
Ordinance No. 2493-16 -9-
(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 Cehapter for preliminary plats, and the planning commission shall fast 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 Cehapter, building permits will be withheld for buildings on tracts which
have been so subdivided by registered land surveys, and the city may refuse to take over tracts as
streets or roads or to improve, repair or maintain any such tracts unless so approved.
b) Subdivision by metes and bounds. Properties described by metes and bounds shall only be
further subdivided by plat A subdivision described by metes and bounds shall not be approved by
the City or recorded at the County. Building permits will be withheld for buildings on tracts which
have been subdivided without City approval, and the city may refuse to take over tracts or to improve,
repair or maintain any improvements on such tracts.
Sec. 26-42. Subdivision Variances; planning commission recommendations; standards.
a) Findings. The planning commission may recommend a variance from the minimum
standards of this Chapter when in its opinion undue hardship may result from strict compliance
The Planning Commission may not recommend a variance to a procedural provision of this Chapter,
or use this provision to recommend a variance to a zoning regulation. In recommending a variance
the commission shall consider
(1) The nature of the proposed use of land and the existing use of land in the vicinity, the
number of persons to reside or work in the proposed subdivision and the probable
effect of the proposed subdivision upon traffic conditions in the vicinity
f24ZT"�e--sSpecial circumstances or conditions affecting the property such that the
strict application of the provisions of this Cehapter would deprive the applicant/owner
of the reasonable use of the land.
(32) The impact the variance will have on the public health safety and welfare of The
granting F the „ ianee .,ill not be detrimental to the public health sa ti , and welfare
er. I. .ousto other property in the vicini ter+itary in which the property is situated.
Ordinance No. 2493-16 -10-
(43) Topography, drainage or other naturally occurring characteristics of the land that result
in an undue hardship preventing the land from being used in a manner typical of land
within the vicinity.
physiea,4 hardship such as topegFaphy, 4c—.
(5-4) The variance is not eefitrar., to the intent of the Ceomprehensive Pplan.
(b) Prescribing Conditions. The Planning Commission and City Council may prescribe
conditions that it deems necessary or desirable for the public interest
(c) City Council Action. After considerations of the planning commission recommendations,
the city council may grant variances; subject to subsections (a)(l)--(a)(45-)-of 45}of this section.
(d) Expiration. A variance approved under this section shall expire without further action by
the city at such time as the related preliminary plat and/or final plat approval expires
...
M,
Ordinance No. 2493-16 I1 -
See. 26-43. Violations; penalty.
(a) Sale ofap rcelsMts from unrecorded plats or registered land szrrveys. It shall be a
misdemeanor to sell, trade or otherwise convey any Iet-or parcel of land as a part of any registered
land survey, plat or replat of any subdivision or area located within the city unless such registered
land survey, plat or replat shall have first been recorded in the office of the recorder of the county.
(6) Receiving or recording unapproved subdivisions»Itrts. It shall be unlawful for a private
individual to receive or record in any public office any plans, registered land surveys or_plats e€ -land
public or private ase, ar for the use of ptirehasers or owners of lets fronting on or adjaeent thereto,
and z, afeA ivithin the eib. unless the same shall bear thereon, by endorsement or otherwise, the
approval of the city council.
(c) Misrepresentations. It shall be a misdemeanor for any person owning an addition or
subdivision of land within the city to represent that any improvement upon any of the streets, alleys
or avenues of such addition or subdivision or any sewer in such addition or subdivision has been
constructed according to the plans and specifications approved by the city council, or has been
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 Cehapter shall be guilty of
misdemeanor. Each day during which compliance is delayed shall constitute a separate offense.
See. 26-44. Validity of Cehapter provisions.
(a) Separability. If any section, subsection, sentence, clause or phrase of this Cehapter is for
any reason to be invalid, such decision shall not affect the validity of the remaining portion of this
Cehapter.
(b) Failure to receive notices. Failure of a property owner to receive a notice shall not
invalidate any proceedings as set forth within this Cehapter.
See. 26-45. Amendment process.
Ordinance No. 2493-16 -12-
No amendment to this Cehapter shall occur without review and recommendation of the
planning commission.
Sees. 26-46--26-80. Reserved.
ARTICLE M. PROCEDURES FOR FILING AND REVIEW
See. 26-81. Sketch plan.
(a) Purpose. In order to ensure that the all applicants -are is informed of the
procedural requirements and minimum standards of this Cehapter, and the requirements or
limitations imposed by other city ordinances, plans and/or policies, prior to the preparation of a
preliminary plat, the all applicant^ mall may present a sketch plan to the community development
director prior to submitting an application for a preliminary plat. Similarly, the Community
Development Director may require the submission of a sketch plan prior to the submission of a
preliminary plat application.
(b) Application. Submission of a subdivision sketch plan shall not constitute formal
application for plat approval. Approval of the sketch plan shall not be considered binding in regard
to subsequent plat review. The Ceommunity Ddevelopment Ddirector, notably in the case of
multiphased projects, shall have the authority to refer the sketch plan to the planning commission
and/or city council for review and comment. The sketch plan submission shall include, but not be
limited to, the following:
a: SixAt least 2 copies, and one digital copy of the plat sketch plan at a scale of
one inch equals 100 feet or less. The e t. may require the4 the sheteh ^la^
provided in metFie a4 a seale Hot smaller than 1:1200.
C)b-. An 8 1/2 -inch x 11 -inch or 11 -inch x 17 -inch reduction of the sketch plan.
kDE Payment of plan review fee.
(Dd Escrow deposit to pay review costs of city staff and consultants.
See. 26-82. Preliminary plat.
(a) Filing. At least six Sixteen copies, and one digital copy of the preliminary plat, as specified
by section 26-122 at a scale not less than one inch equals 100 feet and one set of reductions no larger
than 11 inches x 17 inches shall be submitted to the Ceommunity Ddevelopment Ddirector. The
city may require that plans he submitted :n metric at a scale not ,.mall . than i inn The subdivider
shall also submit mailing labels for all of property owners located within 500 feet of the subject
property obtained from and certified by the county auditor's office. The required filing fees, as
established by city council resolution, shall be paid, and any necessary applications for variances
Ordinance No. 2493-16 -13-
from the provisions of this Cehapter shall be submitted with the required fee. The preliminary plat
application shall be deemed complete when all the information requirements are complied with.
(b) Hearing. The planning commission shall hold a public hearing. Notice of the hearing shall
consist of a legal property description and description of request and shall be published in the official
newspaper of the city at least ten days prior to the hearing. Written notification of the hearing shall
be mailed at least ten days prior to all owners of land within 500 feet of the boundary of the property
in question. The planning commission shall conduct the hearing and report its findings and make
recommendations to the city council.
(c) Technical assistance reports. Upon submission of a complete application for a preliminary
plat, the Ceommunity Ddevelopment Ddirector shall immediately forward one copy of the plat to the
direete, of publie ^ M sEn ing eering Director, director of inspections, Ffire Cehief', Ppolice Cehief
and to the Ceity Aattorney for examination. Written reports or comments shall be made to the
community development director. Such reports shall state recommendations for approval or
disapproval of the preliminary plat and what changes are necessary or desirable to make such
preliminary plat conform to the requirements of this Cehapter coming within the jurisdiction of such
officer or department.
(d) Review by other commissions or jurisdictions. The Ceommunity Ddevelopment Ddirector
shall refer copies of the preliminary plat to the parks and recreation commission, Mia -meek
Watershed District, utility companies, other public service agencies, county, metropolitan, state or
other public jurisdictions for their review and cormnent, where appropriate and when required.
(e) Planning commission action. The planning commission shall make a recommendation to the
city council following the close of the public hearing. If the planning commission has not acted upon
the preliminary plat within 45 days following official receipt by the city of a preliminary plat
application, completed in compliance with this Cehapter, the city council may act on the preliminary
plat without the planning commission's recommendation.
(f) City council action.
(1) The city council shall approve or disapprove the preliminary plat within 120 days
following receipt by the city of an application for a preliminary plat completed in
compliance with this Cehapter 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
Cehapter 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 one year 90daysafter such approval or approval of the preliminary
plat shall be considered void, unless a request for time extension is submitted in
writing within -90-day-s and approved by the city council.
Ordinance No. 2493-16 -14-
Sec. 26-83. Final plat.
(a) Filing. After the preliminary plat has been approved, the final plat shall be submitted for
review as set forth in this section. At least three Ten copies, and one digital copy of the final plat at
a scale no smaller than one inch equals 100 feet, plus one reduction no larger than 11 inches x 17
inches shall be submitted to the Ceominwrity Ddevelopment Ddirector for distribution to appropriate
city staff, the planning commission and the city council. The city may require that the final plat be
submitted in meters at a scale no smaller than 1:1200. The final plat application shall be deemed
complete when all the information requirements, documents, application fees as established by city
council resolution, and applicable fees enumerated in this Cehapter have been submitted.
(b) Staff review. The city staff shall examine the final plat and prepare a recommendation to the
planning commission.
(c) Planning commission review. The planning commission shall review the final plat within 30
days of the submittal of a complete application. The planning commission shall review the final plat
for conformance with the preliminary plat and shall make recormnendation 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 narcellets in the proposed
subdivisionplat, the city assessor shall estimate the clerical cost of preparing a revised assessment
roll, filing the same with the county auditor, and making such division and allocation, and upon
approval by the city council of such cost, the same shall be paid to the Ceity Celerk before the final
subdivisionplat approval. If the final subdivisionplat is denied, 100 percent of these costs shall be
reimbursed to the applicant.
(f) Recording final sarbdivisionplat If the final plat is approved by the city council, the
subdivider shall record it with the county recorder within two years six months after the approval or
the approval of the final plat shall be considered void;. At any time, before or after the expiration
date, the subdivider may request an extension. The request for extension shall be reviewed by the
City Council. If approved, the City Council shall establish a new deadline for recording the plat If
denied, then the plat shall be considered void, and extensions shall no longer be considered. 1141less
a re"est for time extension is submitted iii writing prior to the six: month deadline and approved b5
the citycouncil.
'The subdivider shall, immediately upon recording, furnish the Ceity Celerk 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 comity. In addition, no erosion control permits shall be issued and no utility
work or public improvements shall begin until the city has received evidence of the filing of such
final plat, or all of the following conditions have been met:
(1) The final plat is approved by the city council.
(2) A developer's agreement is executed and financial security is in place as required.
(3) A final grading plan is approved by the EDgineering Ddepartrnent.
Ordinance No. 2493-16 -15-
(4) An erosion and sediment control plan is approved by the publie ing eering
Ddepartment.
(5) A final tree replacement and preservation plan is approved by staff as required.
(6) If utility work is requested, final utility plans are approved by the inspections and
'
pubicm A,vnro"'^"r sEngineering Ddepartment.
(7) If construction of public utilities is requested, final construction documents are
approved by the public worksEngineering Ddeparhnent.
(8) The city receives a copy of the watershed district permit approving the project.
Furthermore, that the developer shall accept all risk associated with site work undertaken prior
to recording of the final plat, and that any trees removed shall be replaced in accordance with the
city's tree replacement and protection preservatietrordinance, regardless of whether the site is
developed.
(g) Recording final plats of muhiphased plats. If a preliminary plat is final platted in stages,
unless otherwise provided in the development agreement, all stages must be final platted into lots
and blocks, not just outlots, within two years after the preliminary plat has been approved by the city
council or the preliminary plat of all phases not so final platted within the two-year period shall be
void.
(h) Simultaneous filing. The city may agree to review the preliminary and final plats
simultaneously.
See. 26-84. Premature subdivisions.
(a) Deemed premature. Any subdivision deemed premature pursuant to the criteria listed in this
section shall be deemed an incomplete application and shall be denied by the city council.
(24 -)Condition establishingpremature subdivisions. A subdivision shall be deemed premature
should any of the following provisions exist:
Wa-. 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 LSWMI?w ce
maftageffleftHAffn.
(fib 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.
QlE Lack of adequate roads �' to serve the subdivision. A proposed subdivision
shall be deemed to lack adequate roads or highways to serve the subdivision when:
a-1. Roads which serve the proposed subdivision are of such a width, grade, stability,
vertical and/or horizontal alignment, site distance, and surface condition that an
increase in traffic volume generated by the proposed subdivision would create a
hazard to public safety and general welfare, or seriously aggravate an already
hazardous condition, or when, with due regard to the advice of the county and/or
Ordinance No. 2493-16 -16-
the state department of transportation, as appropriate, such roads are inadequate
for the intended use.
b3. The traffic volume generated by the proposed subdivision would create
unreasonable roadhighway congestion or unsafe conditions on roadshighways
existing at the time of the application or proposed for completion within the next
two years.
c3. The traffic volumes generated by the proposed subdivision exceed those
established by any joint powers agreements with other jurisdictions or the travel
demand management districts established in Chapter 36 — zoning of this code.
the eity's voning chapter.
fid: Lack of adequate sanitary sewer systems. A proposed subdivision shall be deemed to
lack adequate waste disposal systems if there is inadequate sewer capacity in the
present system to support the subdivision if developed to its maximum permissible
density after reasonable sewer capacity is reserved for schools, planned public
facilities, and commercial and industrial development projected for the next five years.
tQe, Inconsistency with capital improvement plans. A proposed subdivision shall be
deemed inconsistent with capital improvement plans when improvements and/or
services necessary to accommodate the proposed subdivision have not been
programmed in the city, the county or other regional capital improvement plans. The
city council may waive this criteria when it can be demonstrated that a revision to
capital improvement programs can be accommodated or the subdivider agrees to
provide the needed improvements.
-2)Regional system service inadequacies.
t1)a: Existing conditions. A subdivision may be deemed premature if any of the following
conditions set forth are found to exist:
a4-. The regionally eentrolled met..epolit., sanitary sewer interceptors or
wastewater treatment facilities are classified as having inadequate capacity to
provide service within the standards of recognized public health and safety.
b3. Regional transportation systems are deemed as inadequate to provide service
levels within standards of recognized public safety.
c3. Storm drainage systems under the jurisdiction of regional watershed districts,
the Army Corps of Engineers, the state department of natural resources, state
department of transportation, or other such responsible jurisdictions are
inadequate to provide service levels within standards of recognized public health
and safety or any required permits are denied by these jurisdictions.
(Qb: City liability exemption. The city shall be exempted from any liability associated with
the preliminary plat, final plat, development agreement or building permit denials,
based upon factors and conditions related to regional governmental agency and unit
jurisdictions and related service inadequacies.
(d3)Burden of establishing. The burden shall be upon the applicant to show that the proposed
subdivision or development is not premature.
Ordinance No. 2493-16 -17-
Sees. 26-85--26-120. Reserved.
ARTICLE IV. PLAT AND DATA REQUIREMENTS
Sec. 26-121. Sketch plan.
(a) Sketch plan. Sketch plans shall contain, at a minimum, the following information:
(1) Plat boundary.
(2) North arrow.
(3) Scale.
(4) Street layout on and adjacent to the plat.
(5) Designation of land use and current or proposed zoning.
(6) Significant topographical or physical features.
(7) General lot locations and layout.
(b$) Preliminary evaluation Determination by the Community Development Director
Preliminary evaluation by the applicant that the subdivision is not classified as premature based upon
criteria established in section 26-84.
Sec. 26-122. Preliminary plat.
(a) Preliminary plat suhmittal. The subdivider shall prepare and submit an application
for all phases of the proposed subdivision that includes the preliminary, plat dra-wing, preliminar)
dimensionsutility plan, preliHiinar-y gyading plan and preliniinafy ti-ee preservation plan, teget4er with an),
necessary supplementafy information, mailing labels and Fequired fees. The plans shall displa)
l ti a icrequired, met..:, and shall ,.,.ntai., the information set forth in the
subsections which follow
(b) Preliminary plat application The following must accompany the preliminaryplat drawing
at the time of application:
(1) Identification of portions of property that are registered (torrens). A copy of the
certificate of title shall accompany the preliminary plat application.
(2) Names and addresses of all persons having property interest and names, addresses, and
registration numbers of:
a. The developer;
b. Architect;
C. Landscape architect
d. Engineer; and
e. Survey
(cc1)Preliminary plat drawing.
(1)a: Legal description of lands to be subdivided.
M� Proposed name of subdivision; names shall not duplicate or too closely resemble
names of existing subdivisions within the county.
Ordinance No. 2493-16 -18-
(3)c–. Location of boundary lines in relation to a known section, quarter section or quarter -
quarter section lines comprising a legal description of the property.
(Dd-. Graphic scale of plat, not less than one inch to 100 feet :.....1200.
e Date and north arrow.
�6 f Existing conditions:
a4-. Boundary lines, boundary line dimensions, and total acreage of proposed plat,
clearly indicated.
b2. Existing zoning classifications for land within and abutting the subdivision,
including shoreland zoning boundaries or overlay zoning districts, if applicable.
c3. The boundaries of any wetlands or floodplain within the proposed plat, clearly
indicated.
d4. Location, widths and names of all existing or previously platted streets or other
public ways, showing type, width and condition of improvements, if any,
railroad and utility rights-of-way, parks and other public open spaces, permanent
buildings and structures, easements and section and corporate lines within the
ap rceltraet and to a distance of 150 feet beyond theap rceltraet.
e§. Boundary lines of adjoining unsubdivided or subdivided land, within 150 feet,
identified by plat name or ownership, including all contiguous land owned or
controlled by the subdivider.
Qg Proposed design features:
a3. Layout of proposed streets showing the right-of-way widths, centerline
gradients, typical street sections, and proposed names of streets. The name of
any street heretofore used in the city or its environs shall not be used unless the
proposed street is a logical extension of an already named street, in which event
the same name shall be used. The proposed street name shall not include the
word "park." The city council may reject any proposed street name it deems
inappropriate.
b2. Locations and widths of proposed alleys and pedestrianways.
c3. Location, dimension and purpose of all existing and proposed easements, both
public and private.
d4. Layout, numbers, lot areas and lineal dimensions of lots and blocks, to a degree
of accuracy necessary to determine zoning ehapte compliance with Chapter 36
- zoning.
e5. Minimum front, side street, interior side and rear building setback lines.
f6. The lot width at the building setback line.
g3. Areas, including streets, alleys, pedestrianways, bikeways, parks and utility
easements intended to be dedicated or reserved for public use, including the size
of such areas in acres.
1.T—mope,
7 Aiehiteet3
3. Landscape ape
... chitect;
4. Engineer;
Ordinance No. 2493-16 -19-
(43) Preli»aintay grading plata. The developer shall submit a preliminary grading and
drainage plan which must include the following information:
(lea: North arrow, scale (not less than one inch = 100 feet, ei- if in metric, 1:" c) and
legend.
Ql} Lot and block numbers, house pad location, home style and proposed building pad
elevations at garage slab and lowest floor for each lot.
(De-. Topography in two -foot contour intervals with existing contours shown as dashed lines
and proposed contours as solid lines. Existing topography shall extend 150 feet outside
of theap rcel tract.
(04-. Location of all natural features on the parceltraet and to a distance 150 feet from the
ap rcelttaet. Natural features are considered to include, but are not limited to, the
following: tree lines, wetlands, ponds, lakes, streams, drainage channels, bluffs, steep
slopes, etc.
(5)e Location of all existing storm sewer facilities, including pipes, manholes, catch basins,
ponds, swales and drainage channels within 150 feet of theap rceltnac4. Existing pipe
grades, rim and invert elevations, and normal and high water elevations must be
included.
t6 € If the plat is located within or adjacent to a 100 -year floodplain, flood elevations and
locations must be clearly shown on the plan.
(fig. Spot elevations at drainage break points and directional arrows indicating site, swale
and lot drainage.
I88)h: Locations, grades, rim and invert elevations of all storm sewer facilities, including
ponds, proposed to serve theap rceltraet.
2)i, Locations and elevations of all street high and low points.
10 . Street grades shown,
„F n c
111)6 Phasing of grading.
[12)L The location of all oversize nontypical easements.
(e4)Erosion contarol plan. This plan shall incorporate the elements as required by Chapter 12 -
Environment and Chapter 36 -Zoning.'"?^ dim".
f3) Tree replacement and protection ' plan. This plan shall incorporate the elements
as required by Chapter 36 -Zoning. the zoning chapter.
(96) Preliminary utility plan.
(lea: Easements. Location, dimension and purpose of all proposed easements.
Qb: Underground facilities. Location and size of existing sewers, water mains, culverts or
other underground facilities within the parcelteaet and to a distance of 150 feet beyond
Ordinance No. 2493-16 -20-
theap rceltlaet. Such data as grades, invert elevations and location of catchhba�«",
manholes,ag teways, and hydrants shall also be shown.
gFades, iim aad invert elevations, and sizes of a!
ed sanitary sewer facilities to ..ere the t_aet
(4)d ZT. ,h.ant.. and a1, es 1 ,.eation, type and style of all i ----sed hydrants and valves F_i.
the proposed . .w..,.«. - -
(11-7) Preliminary landscape plan. This plan shall show the proposed tree rind
landscape requirements set forth in Chapter 36 -Zoning.
QS) Statement ofproposed use. A statement of the proposed use of the land including the type of
residential buildings, proposed number of dwelling units, and type of business or industry. This shall
be used to determine whether existing roadways and utilities have the capacity to accommodate the
development.
(i9) 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.
tl );u Existing conditions to a distance of up to 500 feet from the proposed subdivision ttaet,
including such features as structures, street rights-of-way, natural features,
topographical contours, etc.
(fib: Proposed protective covenants, deed restrictions, and commons areas.
(De. Soil borings at€er locations within the proposed subdivision prepared by a qualified
person.
(4)d. A survey prepared by a qualified person identifying tree coverage in the proposed
subdivision in terms of type, weakness, maturity, potential hazard, infestation, vigor,
density and spacing.
kDe: 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.
If any zoning changes are contemplated, the proposed zoning plan for the areas,
including dimensions, shall be shown. Such proposed zoning plan shall be for
information only and shall not vest any right in the applicant. If appropriate zoning is
not in place, the preliminary plat is deemed to be immature and shall be denied by the
city council.
g. The subdivider shall be required to submit a slcete4 plan of adjacent properties so as
t.. ..1,o t4e possible relati«.,..I ips between the p .d subdivision d future
subdivisions. All subdivisions sliall lye required to relate well with existing or potential
adjacent subdivisions,
(7)h. Where structures are to be placed on large or excessively deep lots which are subject
to potential replat, the preliminary plat shall indicate a logical way in which the lots
could possibly be resubdivided in the future.
Ordinance No. 2493-16 -21-
(8fi. 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.
House plans which demonstrate lots to be buildable and the resulting structures
compatible in size and character to the surrounding area.
(10)k. A comprehensive screening plan which identifies all proposed buffering and
screening in both plan and sectional view.
I I . Preliminary traffic analysis: Analysis shall cover all roadways which will be affected
by the proposed plat, including traffic capacities at intersections, current traffic counts,
traffic projections from the proposed development, and necessary roadway
improvements to accommodate the proposed development.
C12)m. Other information deemed appropriate by the city.
See. 26-123. Final plat.
(a) Final plat suhrnittal. The owner or subdivider shall submit a final plat,
development, and erosion control plan, final utility plan, final tree presem,ation plan, final landscape
plan, and othei- as described in this section, together with any necessary supplementary
information.
(b) Final lat application The following information shall be submitted as part of the final plat
application All plans shall be prepared in accordance with current city specifications:
(1) Final grading plan.
(22) Site development plan.
(33) Erosion control plan.
(4) Final utility plan.
(5) Final landscape plan.
(6) Final tree replacement and protection plan.
(7) A title report prepared by a title company indicating owners and encumbrances on the
property and a statement as to which parts of the property are registered (torrens)
(8) Address map.
(9) Any supplementary information which may be required
(cd -)Final plat draining. The final plat, prepared for recording purposes, shall be prepared in
accordance with provisions of state statutes and county regulations, and shall contain the following
information:
(1]a: Name of the subdivision, which shall not duplicate or too closely approximate the
name of any existing subdivision.
Ordinance No. 2493-16 -22-
Vii. Location by section, township, range, county and state, including descriptive
boundaries of the subdivision, based on an accurate traverse, giving angular and linear
dimensions which must mathematically close. The allowable closure error of any
portion of a final plat shall be one foot in 7,500 feet.
kDo- 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.
0d: 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.
(Qe Lots and outlots shall be numbered clearly. Blocks are to be numbered, with numbers
shown clearly in the center of the block.
The exact locations, widths and names of all streets to be dedicated.
Mg: Location, width and type of all easements to be dedicated.
Mfr. Name and registration number of land surveyor making the plat.
l9 . Scale of the plat shall be 20, 30, 40, 50, 60 or 100 scale, it in English, with the scale
written and shown graphically on a bar scale along with the date and north arrow. 9
the city «,.,...:. es the plat in a met..i,. a epta .1....eale.. shell be provided b toe eit
10 Title information required on final plat:
a4-. Statement dedicating all easements as follows: "Easements for installation and
maintenance of utilities and drainage facilities are reserved over, under and
along the areas marked 'drainage and utility easements'."
b2. Statement dedicating all streets, alleys and other public areas not previously
dedicated as follows: "Streets, alleys, and other public areas shown on this plat
and not heretofore dedicated to public use are hereby so dedicated."
c3. Space for certification by the following parties (to be certified by appropriate
parties prior to the city signing the final plat):
li. Registered surveyor, in the form required by M.S.A. § 505.03, as amended.
lir. Execution of all owners of any interest in the land, any holders of a mortgage
thereon, of the certificates required by M.S.A. § 505.03, as amended, and
which certificate shall include a dedication of the utility easements and other
public areas in such form as approved by the city council.
3iii.Certificates of approval and review to be filled in by the signatures of the
mayor and city clerk.
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 120
Signed _
Attest,
Dated this
Mayor
City Clerk
day of , 20
Ordinance No. 2493-16 -23-
(2) Finalplat applieution. The following information shall be submitted as part of the final
plat application. All plans shall be prepaFed in accordance wi
W-3) Title insurance. Prior to the city signing the final plat, the developer shall submit an
owner's policy of title insurance which insures the city's interests in the plat, i.e. publicly dedicated
streets, sidewalks, easements and the like.
Sec. 26-124. Address nmp-.Reserved.
Sec. 26-125. Engineering standards for final grading, development and erosion control plans.
(a) Final grading plan required. The final grading, development and erosion control
plan shall contain and comply with the following information and standards:
(1) North arrow.
(2) Scale: The scale on the plan must be one of the following, :F + sh:
1 inch
20 feet
1 inch
30 feet
1 inch
40 feet
1 inch
50 feet
Scale to be shown graphically on a bar scale.
(3) Symbol key: Key with all line types, symbols, shading and crosshatching denoted.
Ordinance No. 2493-16 -24-
(4) Illustration key: Illustration key showing symbols for all information pertaining to lot
and house design, including grades, easements, lot and block, setbacks, etc.
(5) Benchmark: The benchmark provided must be based upon the city/county benchmark
system established in 1990. Copies of level loops for newly established benchmarks
must be provided with the initial submittal of the grading plan.
(6) Lines: Subject property's boundary lines, lot lines and right-of-way lines.
(7) Adjacent area information: All adjacent plats, parcels, rights-of-way, section lines and
existing topography extended a minimum of 150 feet beyond the subject parcel in all
directions.
(8) Topography: Topography in two -foot contour intervals with existing contours shown
as dashed lines and proposed contours shown as solid lines. All existing and proposed
contours labeled at each edge of the plan and at appropriate locations within the plan.
(9) Natural features: Locations of all existing natural features must be clearly shown.
Natural features are considered to include, but are not limited to, the following: tree
lines, wetlands, ponds, lakes, streams, drainage channels, bluffs, steep slopes, etc.
(10) Storm sewers: Location of existing storm sewer facilities within 150 feet of the subject
parcel.
(11) Flood elevations: If the property is within or adjacent to a 100 -year floodplain, flood
elevations and locations must be clearly shown on the plan.
(12) Total area: Total area of plat, each lot, outlot and ponding area denoted on plan
(tabulation permitted).
(13) Direction arrows: Direction arrows indicating site, Swale and lot drainage patterns.
Spot elevations must be provided at drainage break points.
(14) Slope: Maximum slopes created by grading shall be 3:1, except where slopes meet a
water body, then the maximum is 4:1. Existing grades which exceed 3:1 may be
preserved.
(15) Numbers: Lot and block numbers.
(16) Lot corners: Proposed not corner elevations.
(17) Names: Street names.
(18) Emergency overflow swales: Emergency overflow swales located, labeled and spot
elevations. Rear or side lot line swales minimum one percent grade sandy soils, and
1.5 percent grade clay soils.
(19) Grades: Percent grades indicated along major drainage swales (more than 12 lots).
(20) Proposed elevations: Proposed elevations at garage floor and lowest floor elevation.
Proposed finished ground elevations around home for final grading. The top of the
foundation and garage floor of all structures shall be a minimum of 18 inches above
the grade of the crown (center) of the street.
Ordinance No. 2493-16 -25-
(21) Style of home: Style of home indicated for each lot, e.g., rambler, split level, walkout,
full basement, etc.
(22) Building footprints for each lot.
(23) High and low points: Finished spot elevations at all high and low points.
(24) Cul-de-sac: Locations of all temporary cul-de-sac.
(25) Storm sewers: Locations of all proposed storm sewer facilities.
(26) Drainage: Maximum of 600 lineal feet of drainage from rear yard areas permitted.
Rear yard catchbasins must be installed at the 600 -foot mark, or as determined by the
direeter of public y o l'^En ineering Director.
(27) Draintile: Location of proposed draintile including cleanout locations and inverts of
services to each lot (five feet from the lot line on the downstream side of the lot). Invert
information is required only if depth of tile is other than 36 inches city standard depth.
(28) Utility easements: Location of all oversized drainage and utility easements.
(29) Ponds: All existing and proposed ponds must have normal water level (NWL), 100 -
year high water level (HWL) shown and total volume (acre feet) of stormwater
retention indicated above the NWL.
(30) Inlets and outlets: Invert elevation of inlets and outlets into ponds.
(31) Tree protectionpreservation: Location of tree protection preservation fencing and
limits of clearing and grading clearly shown on plans.
(32) Mass grading: Designation of lots to be mass graded and custom graded.
(33) Erosion control: Location and details of all structural erosion control measures
ineluding, but not limited t,. the following. t,......,...ar gravel n Bstriaetion access
(34) Soil stockpiling: Locations of soil stockpile areas with temporary stabilization
measures indicated.
(35) Seeding: Seeding specifications, including:
a. Type of seeding (permanent, temporary, dormant);
b. Type of seed and application rate;
c. Fertilizer type and application rate;
d. Mulch type, application rate and method of anchoring;
e. Specifications for the installation and maintenance of erosion control mats,
blankets or netting;
f Note requiring seeding to be completed within 48 hours of rough grading with
revegetation to occur within 48 hours of fine grading.
(36) Lot benching: Standard lot benching detail must be provided.
Ordinance No. 2493-16 -26-
(37) Detail plates: Standard detail plates and maintenance information for each of the
measures in this section used must also be included.
(38) Grading plan: Requirements for certified grading plan:
a. A certified plan must be submitted within 30 days of grading completion.
b. The "as constructed" grading plan must include certification by a registered land
surveyor or engineer that all ponds, swales and drainageways have been
constructed on pub! e easements or land o...,..a by the eit5
c. The "as constructed" grading plan shall include field verified elevations as the
following:
1. Cross sections of ponds.
2. Location and elevations of all swales, drainageways and emergency
overflows.
3. All lot corners and center of house pads.
Sees. 26-126--26-150. Reserved.
ARTICLE V. DESIGN STANDARDS
See. 26-151. Consistency.
Preliminary and final plats may only be approved if they are consistent with the city's
Ceomprehensive Pplan and Chapter 36 -Zoning. Preliminary plats may not be
approved prior to adoption of any Ceomprehensive Pplan or Chapter 36 — Zoning zo ning-ehaptef
changes necessary for final plat approval.
Sec. 26-152. Blocks and lots.
(a) Blocks.
(1) Length. In general, intersecting streets determining block lengths shall be provided at
such intervals so as to serve cross traffic adequately and to meet existing streets. Where
no existing plats control, blocks should not exceed 600 feet nor be less than 300 feet
in length, except where topography or other conditions justify a departure from this
maxim. hr blocks longer than 300 feet, pedestrianways or easements at least ten feet
in width through the block may be required near the center of the block. The optimum
block shall have a perimeter of 1300 feet.
(2) Width. The width of the block shall normally be sufficient to allow two tiers of lots of
appropriate depth except where blocks abut a railroad or major thoroughfare where it
may have a single tier of lots. Blocks intended for business or industrial use shall be
of such width as to be considered most suitable for their respective use, including
adequate space for off-street parking and deliveries.
(b) Lots.
(1) Area and configuration. The minimum lot area, width and depth shall not be less than
that established by the Chapter 36 — Zoning tei, in effect at the time of
adoption of the final plat. The minimum lot width established by the zoning chapte
Ordinance No. 2493-16 -27-
shall oeour at the front qethapk line and shall be maintained fEn- a eantinumis one third
o f the lot depth. -
a. Easements established over wetlands and regional utility lines shall be excluded
from the calculation of minimum lot area.
b The minimum lot width established by Chapter 36 -Zoning shall occur at the front
setback line and shall be maintained for a continuous one-third of the lot depth.
(2) Corner lots. The minimum width for a comer lot in residential use shall be ten feet
wider than that required for interior lots.
(3) Side lot lines. Side lines of lots shall be approximately at right angles to street lines or
radial to curved street lines.
(4) Frontage. Every lot must have frontage on a city -approved right-of-way other than an
alley and have the minimum width measured at the setback line as required in Chapter
36—Zoning the �
(5) Setback lines. Setback or building lines shall be shown on all lots intended for
residential use and shall not be less than the setback required by Chapter 36 — Zoning
the eity zoning chapter, as may be amended.
(6) Build to lines. Build to lines shall be shown on all lots located in those areas where
applicable as determined by the Ceomprehensive Pplan or Chapter 36 — Zoning_
(7) Watercourses. Lots abutting a watercourse, wetland, ponding area, drainageway,
channel or stream shall have additional depth of at least 30 feet to accommodate
easements for public trails and ^resin : control device . Buildings shall also conform
to any requirements of Chapter 36 — Zoning the zoning a"APtt^ for floodplain or other
setback requirements. No part of any lot shall be platted within the floodway unless
such floodway is left in its natural state, and no clearing, filling, grading, or other
changes in the natural contours shall be done except that required or authorized under
the subdivision contract or by conditional use permit.
(8) Features. In the subdividing of any land, due regard shall be shown for all natural
features, such as topography, tree growth, watercourses, historic spots or similar
conditions which, if preserved, will add attractiveness and stability to the proposed
development. The subdivision shall conform to the natural limitations presented by
tonoeraphv and soil so as to create the least potential for soil erosion and minimize
slopes for roads, sidewalks and trails
(9) Lot remnants. All remnants of lots below minimum size leftover after subdividing of
a largeran rceltraet 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 apolitical boundary. No single lot shall
extend over a school district boundary.
(11) Frontage on two streets. Double frontage, or lots with frontage on two parallel streets,
shall not be permitted except: where lots back on major collector or arterial streets,
county or state highways, or where topographic or other conditions render subdividing
otherwise unreasonable. Such double frontage lots shall adhere to the following
requirements:
Ordinance No. 2493-16
no
a. Lot depth. Double frontage lots shall have an additional depth of at least 20 feet
in order to allow space for screening along the back lot line. To ensure adequate
depth for such screening, except as may be approved by the city council, the
following minimum depth requirements shall be required for double frontage
lots:
b. Screening. All screening requirements as regulated Chapter 36 — Zoning b, the
zening e are satisfactorily met.
(12) Lots abutting collector or arterial streets. Aaccess. Where proposed
residential lots abut a collector or arterial street, alleys shall be encouraged for access
to off-street parking areas and garages. Where alleys are not feasible, driveways shall
have shared access and vehicle turnarounds so that vehicles do not back onto the street.
(13) Buffer side yards.
a. In the case of side yards involving single-family residential lots which abut major
collector or arterial streets, except as may be approved by the city council, lot
widths shall be increased at least ten feet above the minimum lot width for the
purpose of establishing buffer along the lot line bordering such streets.
b. Buffering of side yards bordering major collector or arterial streets shall comply
with the requirements as established by Chapter 36 — Zoning_ er.
(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 yards sethae All single-family, two-family and cluster
housing residential lots shall be designed in ,.,.nsiderrui n of potentials fe to meet
yard requirements for buildings such as accommodating residential dwelling, two -car
garages, porches and decks, etc. Such buildings and st.. et+n. es shall be compatible i
,.6....,,,,t,,.. with the ..,,...,.undin,. area.
Sec. 26-153. Streets and alleys.
(a) Generally. There shall be a continuous network of sheets and alleys within the
subdivision which connect with existing streets and alleys.
(b) Streets and allevs. Streets and allevs shall be constructed according to the standards
and specifications on file in the City Engineers office.
(c) Streets, continuous. c.,,.ep for dead en Areet aAll streets shall connect with
streets already dedicated in adjoining or adjacent subdivisions, or provide for future connections to
Minimum
Lot Depth
District
(feet)
R-1 low density single-family
] 40
R-2 single-family
140
R-3 two-family
140
b. Screening. All screening requirements as regulated Chapter 36 — Zoning b, the
zening e are satisfactorily met.
(12) Lots abutting collector or arterial streets. Aaccess. Where proposed
residential lots abut a collector or arterial street, alleys shall be encouraged for access
to off-street parking areas and garages. Where alleys are not feasible, driveways shall
have shared access and vehicle turnarounds so that vehicles do not back onto the street.
(13) Buffer side yards.
a. In the case of side yards involving single-family residential lots which abut major
collector or arterial streets, except as may be approved by the city council, lot
widths shall be increased at least ten feet above the minimum lot width for the
purpose of establishing buffer along the lot line bordering such streets.
b. Buffering of side yards bordering major collector or arterial streets shall comply
with the requirements as established by Chapter 36 — Zoning_ er.
(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 yards sethae All single-family, two-family and cluster
housing residential lots shall be designed in ,.,.nsiderrui n of potentials fe to meet
yard requirements for buildings such as accommodating residential dwelling, two -car
garages, porches and decks, etc. Such buildings and st.. et+n. es shall be compatible i
,.6....,,,,t,,.. with the ..,,...,.undin,. area.
Sec. 26-153. Streets and alleys.
(a) Generally. There shall be a continuous network of sheets and alleys within the
subdivision which connect with existing streets and alleys.
(b) Streets and allevs. Streets and allevs shall be constructed according to the standards
and specifications on file in the City Engineers office.
(c) Streets, continuous. c.,,.ep for dead en Areet aAll streets shall connect with
streets already dedicated in adjoining or adjacent subdivisions, or provide for future connections to
Ordinance No. 2493-16 -29-
adjoining unsubdividedarp celstraets, or shall be a reasonable projection of streets in the nearest
subdividedap rcelstraets. The arrangement of thoroughfares and collector streets shall be considered
in their relation to the reasonable circulation of traffic, to topographic conditions, to runoff of
stormwater runoff, to public convenience and safety, and in their appropriate relation to the proposed
uses of the area to be served.
(d) Dead-end streets/alles.s.
(1) Prohibited Dead-end streets (temporary or permanent) without turnarounds shall be
prohibited.
(2) Criteria for construction Permanent dead-end streets or alleys shall be allowed only
where one or more of the following criteria have been met:
a Area topography or other physical site conditions warrant a dead-end street or
CM
6 A through street or alley is not physically feasible or desirable due to
environmental considerations.
(3) Requirements Permanent dead-end streets or alleys shall not be longer than 500 feet
including a terminal turnaround which shall be provided at the closed end. The
turnaround design shall be approved by the Engineering Director.
e) Temnorary dead-end streets. In those instances where a street is terminated pending future
extension in conjunction with future subdivision and more than 200 feet between the dead end and
the nearest intersection a temporary turnaround facility shall be provided at the closed end, in
conformance with cul-de-sac requirements This temporary cul-de-sac must be placed inside a
temporary roadway easement if it is located outside street right-of-way. Security will be required for
removal or restoration as determined by the Engineering Director.
(fe) Street plans for future subdivisions. Where the plat to be submitted includes only part of the
ap r•celtraet owned or intended for development by the subdivider, a tentative plan of a proposed
future street system for the unsubdivided portion shall be prepared and submitted by the subdivider.
teffnin4ed-pending future
extension in eanjunetimi ivith fafute subdivision and moFe than 200 feet between the dead end an
the nearest interseetion, a temporary ttirnaieund f4eility shall be pFovided at the closed end, in
eonfra,manee with etil de sae requirements. This temporary on] de sae must be-plaeed-iwide-a
tempoFar�, i-eadway, easement if it is located eutside stFeet i-ight of way. Seetifify will be required fbf
"Poloval R4- 4-estoration as deteFrnined by the director of ptiblie works.
(ge)Provisions for resubdivision of large lots and parcels. When aap rceltraet is subdivided into
larger than normal building lets ee 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.
(III) Street intersections. Under normal conditions, streets shall be laid out so as to
intersect as nearly as possible at right angles, except where topography or other conditions justify
variations. Under normal conditions, the minimum angle of intersection of streets shall be 80 degrees.
Sheet intersection jogbs with an offset of less than 125 feet shall be avoided.
(it) 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
Ordinance No. 2493-16
-30-
be made for a marginal access street approximately parallel and adjacent to the boundary of such
right-of-way; provided, however, that due consideration is given to proper circulation design, or for
a street at a distance suitable for the appropriate use of land between such street and right-of-way.
Such distance shall be determined with due consideration of the minimum distance required for
approach connections to future grade separations, or for lot depths.
(jh) Sidewalks and multipurpose trailn,com A1l new side..,alks and multi....«pose4ailways shall be funded consistent with the eity's policies and shall be aeeessible by handieapped
persons in accordance with M.S.A. § 474.461.
-
(1) Location. Sidewalks or multipurpose trailways shall be provided on both sides of
existing and new streets internal to the subdivision, and on the side of existing or new
streets adjacent to the subdivision. 4beth sides of all public streets whether existing
new. Sidewalks shall be provided on at least one side of all dead end streets and private
streets. Multipurpose trailways shall be installed in areas identified by the Sidewalk
and Trailway Plan, in some instances, the trailway may not be located adjacent to a
street. comprehensive plan.
(2) Sidewalk and trailway specifications iei"s. All sidewalks and trailways shall be
constructed of ,.,.,,,. et,. and shall een of to the specifications on file at the City
Engineers Office and conform to the design standards in the Sidewalk and Trailway
Plan. following widths for all new plat..
snrrm
NM
r.,.._..
Private -5
Single family resiao..+;.,i Leval S
Single family Calleeter, aftei:ia4 -5
Multifamily Fesiden" All 6
Cluster housin Privat -5
Cluster housin Loca -5
Cluster housin Collector, arterial 6
Co mercia4 X411 6-8
mal A44 6
(3) AhIltiplopose trailim#"Y wkkhs. in new plats, unless otherwise direete4-by-the-eity
council, all multipurpose trailways identified by the eity's eamprehensive plan sl --U
h -ave a minowino width of eight feet and he eonqI4lipApd n bituminews materials,
Suffieiefif aiea shall be designated on both sides of the multipurpose trail to allow fe
snow storage and landscaping.
(3) Dedication in lien of construction. In lieu of installing a sidewalk or trailway, the city
mawquire, at its discretion, a cash contribution in an amount listed in the schedule
of fees attached as appendix A of this Code.
III WIN
���
Ordinance No. 2493-16 -31-
(kk) 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
t proposed. Alleys shall be encouraged for access to parking in all areas. n lleys where provided shall
vet the de.,:..., standards indicated :n subsection (s) of this seeti,.. street sections. Dead-end alleys
shall be avoided wherever possible, but if unavoidable, such dead-end alleys may be approved if
adequate turnaround facilities are provided at the closed end. Alleys, where provided, shall meet the
design standards on file at the Engineering Department.
(k) IWstreets. Dedication of half streets shall not be eonsidered for approval exeept where it
is PqqPntial to the reasonable development E)f the subdivision and in confermity--v.4-th the A-ther
requirements of the Fegulations of this section, or where it is fatind that itwill be practical to Fequ4
the dedication of th ,til, half when the adjoining property '..subdivided.
(1) C-zH-h twid gzitter. Curb and guttei- shall be included as a part of the vequired street surface
improvement and shall be designed for installation along bath sides of all roadways in aeoefdane
With- tl,e Stan a- ,ds of tl.,, : V.
t.,
(1m)Compliance with the coanaly transportation plan. All subdivisions incorporating sheets
which are identified in the county transportation plan, as amended, shall comply with the minimum
right-of-way, surface street width and design standards, as outlined in such plan, and must be
reviewed and approved by the county.
(n) SP-eet grad, -s. Except when, upon the recommenda4ion of the director of publie wer4s, the
topography war+ants a gFeater maximum, the grades in all streets, thoroughfares, eolleetaf streets,
local streets and alleys in any subdivision shall meet these requirements indieffted in subsection (s)
of this section Street.,eetiEHI.
(o) Garb radizis. The curb radii &F tharoughfiares, collector streets, leeal streets and alleys shall
be approved by the public wedis dii-eeCer. GuFb radius for driveways and alleyR-shall be - — 6-11,
except wbeFe an alley intersects with another alley and then the curb radius shall be 25 feet;
(p) Peveiwe eto-ves. Mirritnum design staridaMs f4 ealleetor and arterial streets shall eampl)
with T inne...,t.. State Aid St....,7..rds
(mq)Reserve strips. Reserve strips controlling access to streets shall be prohibited except under
conditions accepted by the city council.
(nr) Streetright-of-w ay ividths. Street right-of-way widths shall conform with those requirements
indicated ins .bseetion (r) ofthis section, the street sections on file in the Engineering Department.;
for each of the following designated streets.
High density-.,..:.,or-a4et.:..1
Low density minter arterial r 71 n 1 10
Major collector G 70, G 110
Minor eoIle^ter n 60, G 70
Localstreetsn en n 60 n 7e G 70
private streets D 17 n 22A, n en n 60
A41eysnni�2 n n 26 R, A 30 C
Ordinance No. 2493-16
-32-
Sin,.Le r.,...tly4t..ebed- n 22 n
u,
u nn
n u 24
nv n cn n
cn n 75
,,,.t.
Single famitydeto,t n cn a 60n
75
nn„tt:a.,., i ,reside ,tial n26 n n30
r n
cn n 95
A 30 r
r 70
r
tin
r.,,t...t..:,,t n 30 r
r 70
r
110
Ordinance No. 2493-16
-33-
LLL
33-
1 1
I I
I I
I
I
l
f--2
Right-ofa
-Way
Type A22 -R
I
� I
i
I LE.;!
Right -of -Way
Type A26 -R
R=10'
Right -of -Way
Type A30 -C
25
Ordinance No. 2493-16 -34-
1111111C .
,IiI!�1.Miil"
Type R -22-P
Minimum Building Setback
From Street - 20 Feel
From Sidewalk - 20 Feet
Ordinance No. 2493-16 -35-
Gerner Line Gradients
Minimum ...... .ri'o
M...,:.. um no%
21' 2i�
Right -of -Way
Type R-75
27
Ordinance No. 2493-16
In 7/0 W-0 Ergo
Right -of -Way
Type C-70
10
9' I it, I 'Z I 14-' 1 jz' I"
Rlghtwf-Way
Tuna C -i i0
a17,
9'
n'
f
9
7
8
40'
] '
Right -of -Way
Type C-70
10
9' I it, I 'Z I 14-' 1 jz' I"
Rlghtwf-Way
Tuna C -i i0
Ordinance No. 2493-16 -37-
(9vv) Water supply. Water mains shall be provided to serve the subdivision by extension
of an existing public water supplyeommunity system wherever feasible. Service connections shall
be stubbed into the property line and all necessary fire hydrants, as required by the FEre Cehief, shall
also be provided. Extensions of the public water supply system shall be designed so as to provide
public water in accordance with the design standards as approved by the Engineering Directordireeter
o° pu liwedis and in accordance with the city's comprehensive water plan.
(px) Sewage disposal, public. Sanitary sewer mains and service connections shall be
installed in accordance with the design standards of the city as approved by the Engineering Director
diFeetor of public works.
Sec. 26-154. Easements.
(a) Width and location. An-eEasements for utilities at least left f l width shall be
provided along all lot lines. The easements shall be at least 10 feet wide along all street right-of-
ways and five feet wide along all interior lot lines, excent that the Engineering Director may increase
or decrease the width of the easements as required to facilitate existing or proposed developments.
If necessary for the extension of main water or sewer lines or similar utilities, or to accommodate
drainage, additional easements of greaterwidth may be required elen I ii acrossloots.
(b) Genthniotts ufili,�, e6ffemenl locations. Utility easements shall
(e) Gity, wh.es. Additional easements fm --pole g should be provided, where appropriate, at the
Ordinance No. 2493-16 -38-
(cc-) Outlot alternative. The city may at its discretion choose to require outlots rather than
easements for wetlands, drainage areas and other natural features. These outlots must be designed
with access from a public right-of-way.
(Code 1976, § 14-933)
Sec. 26-155. Erosion and sediment control.
The subdivider shall adhere to fellevv the f944awin - requirements to erosion and sediment
control requirements found in #w-aening-Cehapter 12 - Environment and the LS WMP s.,
management plan:
Sec. 26-156. Storm drainage.
All subdivision design shall incorporate adequate provisions for stoimwater runoff
consistent with the city LSWMP ;upfaee water management plan (SWP P) a amended, and with
established city policies, the policies ofMinnehahaCreele the wWatershed dDistrict, and otherpublic
agencies, and shall , on f ,..,, to ,ilio bilo ,;ag standards:.
me
=��
- —
all
Sec. 26-156. Storm drainage.
All subdivision design shall incorporate adequate provisions for stoimwater runoff
consistent with the city LSWMP ;upfaee water management plan (SWP P) a amended, and with
established city policies, the policies ofMinnehahaCreele the wWatershed dDistrict, and otherpublic
agencies, and shall , on f ,..,, to ,ilio bilo ,;ag standards:.
Ordinance No. 2493-16 -39-
Sec. 26-157. Protected areas.
(a) Where land proposed for subdivision is deemed environmentally sensitive by the city due to
the existence of wetlands, drainageways, watercourses, floodable areas, significant trees, steep slopes
or wooded areas, the design of such subdivision shall clearly reflect all necessary measures of
protection to ensure against adverse environmental impacts.
(b) Based upon the necessity to control and maintain certain sensitive areas, the city shall
determine whether such protection will be accomplished through lot enlargement and redesign or
-
.,
_
_
■__
•
•
MM�MMMMM
M-0
Sec. 26-157. Protected areas.
(a) Where land proposed for subdivision is deemed environmentally sensitive by the city due to
the existence of wetlands, drainageways, watercourses, floodable areas, significant trees, steep slopes
or wooded areas, the design of such subdivision shall clearly reflect all necessary measures of
protection to ensure against adverse environmental impacts.
(b) Based upon the necessity to control and maintain certain sensitive areas, the city shall
determine whether such protection will be accomplished through lot enlargement and redesign or
Ordinance No. 2493-16 -40-
dedication of those sensitive areas in the form of outlets that are either deeded to the city or
encumbered with a deed restriction protecting the sensitive area.
(c) In general, measures of protection shall include design solutions which allow for
construction and grading involving a minimum of alteration to sensitive areas. Such measures, when
deemed appropriate by the city, may include, but shall not be limited to, the following:
(1) The establishment of easements and/or outlots over wetlands, drainageways and
watercourses.
(2) The implementation of flood control measures.
(3) The enlargement of lots or redesign of the subdivision.
(4) The submission of a tree replacement and protection pteserva6en plan subject to the
review of the planning commission and the approval of the city council.
(5) The use of appropriate erosion control measures subject to approval by the
Engineering DirectordiFeeter of public works.
(6) Soil testing to determine the ability of the proposed subdivision to support
development.
(7) The limitation of development on slopes steeper than 3:1 measured over a horizontal
distance of at least 25 feet.
(8) Structure conformance to the natural limitations presented by the topography and soil
so as to create the least potential of soil erosion.
Sec. 26-158. Park and trail dedication requirements.
(a) As a prerequisite to subdivision approval, subdividers shall dedicate land for parks,
playgrounds, public open spaces and hails and/or shall make a cash contribution to the city's pack
fund and trail fiord, 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, hash, junk, pollutants and unwanted structures is not acceptable.
(c) The parks and recreation commission shall recommend to the city council the land and/or
cash contribution requirements for proposed subdivisions.
(d) Any increase in density of subdivisions shall be reviewed by the parks and recreation
commission for reconsideration of park land and/or cash contribution requirements.
(e) When a proposed park, playground, recreation area, trail or other public ground has been
indicated in the city's official map or Ceomprehensive Pplan and is located in whole or in part within
a proposed subdivision, it shall be designated as such on the plat and shall be conveyed to the city.
If the subdivider elects not to dedicate an area in excess of the land required hereunder for such
proposed public site, the city may consider acquiring the site through purchase or condemnation.
(f) Land area conveyed or dedicated to the city shall not be used in calculating density
requirements of Chapter 36 — Zonin the eity zoning chapter and shall be in addition to and not in
lieu of open space requirements prescribed in Chapter 36 — Zoning the Zoning ehapter.
(g) The city, upon consideration of the particular type of development, may requite larger or
lesser parcels of land to be conveyed to the city if the city determines that present or future residents
would require greater or lesser land for park and playground purposes.
Ordinance No. 2493-16 41-
(h) In residential subdivisions where a land dedication is required, the following formula will be
used to determine the park land conveyance requirements:
Density: Units Land Dedication
Per Acre* Percentage
0-2.5 10 percent
2.5+-4 11 percent
4+-6 13 percent
6+-8 15 percent
8+- 10 17 percent
10+ 20 percent
* Street rights-of-way shall be excluded from the density calculations. If the proposed streets are
private, actual street width, plus 18 feet shall be deducted.
In commercial or industrial plats where a land dedication is required, the following formula will be
used to determine the park land dedication: Five percent of the gross area of land being platted.
(i) In lieu of a park land dedication, the city may require the following cash contribution:
Commercial/industrial 5 percent of current market value of the unimproved land
as determined by the city assessor
Multifamily dwelling units A fee which shall be set from time to time by the city and
a schedule of such fees is listed in appendix A to this Code
Single-family dwelling units A fee which shall be set from time to time by the city and
a schedule of such fees is listed in appendix A to this Code
0) The city may elect to receive a combination of cash, land and development of the land for
park use. The fair market value of the land the city wants and the value of the development of the
land shall be calculated. That amount shall be subtracted from the cash contribution required by
subsection (i) of this section. The remainder shall be the cash contribution requirement.
(k) Fair market value shall be determined as of the time of filing the preliminary plat in
accordance with the following:
(1) The city and the developer may agree as to the fair market value; or
(2) The fair market value may be based upon a current appraisal submitted to the city by
the subdivider at the subdivider's expense. The appraisal shall be made by appraisers
who are approved members of the SREA or MAI, or equivalent real estate appraisal
societies.
(3) If the city disputes such appraisal, the city may, at the subdivider's expense, obtain an
appraisal of the property by a qualified real estate appraiser, which appraisal shall be
conclusive evidence of the fair market value of the land.
(1) Subdividers of land abutting sheets that have been designated in the city's comprehensive
trail systems plan for the construction of a hail shall be required to pay five-eighths of the cost of
constructing the trail.
Ordinance No. 2493-16 -42-
(m) Residential subdividers shall pay a fee in an amount set from time to time by the city and
listed in appendix A of this Code per residential dwelling unit for trails. This payment is required
whether or not the subdivider is required to construct trails.
(n) Planned developments with mixed land uses shall make cash and/or land contributions hr
accordance with this section based upon the percentage of land devoted to the various uses.
(o) Park cash contributions are to be calculated at the time of final plat approval. The city council
may require the payment at the time of final plat approval or at a later time under terms agreed upon
in the development agreement. Delayed payment shall include interest at a rate set by the city.
(p) Cash contributions shall be deposited in the city's park and recreation development fiord and
shall only be used for park planning, acquisition, park development or public art.
(q) Property being replatted with the same number of lots and dwelling units shall be exempt
from park and trail dedication requirements if similar requirements were satisfied in conjunction with
an earlier platting. If the number of lots or dwelling units is increased, then the park and trail
dedication shall be based on the additional lots or the number of dwelling emits, whichever is greater,
added to the plat.
Sec. 26-159. Tree preservation and replacement.
The subdivider shall adhere to the tree preservation and replacement reouirements found in Chantei
Zoning
(a) GeneraH�,. All subdividers shall eemply with a4l previsions in the zoning chapter whic,
lon
..
! IN NO 111111-01!
ese�nin���a�esrsnr�
fil
Ordinance No. 2493-16 -43-
ie, u....,, r.,.nae.,.,
issuanee of an), building permits an the let
(2 A pro rata .ti n of the surety paid by the subdivider may be returned
is replaced 1.y a rety f..o.n the builder.
.,...:,7 .] that
(3) if ., lot remains vacant fo.. .,
a period of owe e..«e ie e..«et. may
subdivider if all of fl�p tFppq linve, been replaced in aeeordanee with
I ..«t.. An subsequent Ae. elopment of the parcel .:,:11 «e,...:..e
the provisions of the zening eh....+e., fo.. t«ee preservation .._,A ...,weet.
be returned to the
the zoning ehapter
e,.mpliance with
Cross reference(s)--Vegetation, ch. 34.
See. 26-160. Minimum design features.
Ordinance No. 2493-16 -44-
The design features set forth in this article are minimum requirements. The city may impose
additional or more stringent requirements concerning lot size, streets and overall design as deemed
appropriate considering the property being subdivided.
Sees. 26-161--26-190. Reserved.
ARTICLE VI. REQUIRED BASIC EUPROVEMENTS
See. 26-191. General provisions.
(a) Before a final plat is signed by the city, the subdivider shall pay all applicable fees and enter
into a development contract setting forth the conditions under which the plat is approved, unless the
city council deems a development contract to be unnecessary.
(b) Before a final plat is signed by the city, the subdivider shall also furnish the city financial
security in the form of a cash escrow or letter of credit. If the subdivider fails to perform any
obligations under the development contract, the city may apply the security to cure the default. Terms
for return of the financial security shall be those set forth in the Chapter 36 —Zoning zoning chapter
or shall be set forth in the development contract.
(1) If the developer is to install public improvements, the required security shall be the
sum of the followifig fbked eF estimated costs: 125% of the cost of the public and
private improvements to be constructed as part of or as a result of the plat.
a. Utilities.
b. Streets:
C. Streetlights and if the eit eetineil .teems appropriate, rating cost for twe
J ea
�p�� ryt.
d. Erosion controt
e. Frigineefing, to inelude the deve-lopei's design, surveying and inspection.
f. Landscaping:
Ordinance No. 2493-16 -45-
(e) No final plat shall be approved by the city couneil A4thout first receiving a FePE)rt from th
dii-eeter E)f public works that the impi:evements described therein together with the agreemeHts an
deetiments required under this seetion, meet the eity's requirements. The eity treasurer shall eertify
truer all fns and sureties required to be paid to the eity in ,.,.,,..,antion with the plat l ave i.e�-
that satinfaetofy n tints have Leen . ode fai-..aye evni
(ed)The city shall, where appropriate, require of a subdivider submission of a
warranty/maintenance bond in the amount equal to the original cost of the improvements or such
lesser amount as agreed to by the director o Engineering Director public work . The required
warranty period for materials and workmanship from the utility contractor installing public sewer
and water mains shall be two years from the date of final acceptance or one year following final
acceptance of the final bituminous wearing surface as approved by the director o Engineering
Director puu�'1Rv w.vrnn'l n. The required period for sod, trees and landscaping is one year following final
acceptance of the project.
(de)Reproducible as -built drawings, as required by the diFe ter o Engineering Director piibfie
works, shall be furnished to the city by the subdivider of all required improvements. Such as -built
drawings shall be certified to be true and accurate by the registered engineer responsible for the
installation of the improvements.
(of) All of the required improvements to be installed under the provisions of this chapter shall be
approved by and subject to the inspection of the director e Engineering Director ublin�. All
Ordinance No. 2493-16 -46-
of the city's expenses incurred as the result of the requiredment improvements shall be paid either
diFeetiy, i diFe .tr., ar by reimbursement to the eit , by the subdivider.
See. 26-192. Monuments.
(a) Official monuments, as designated and adopted by the county surveyor's office for use as
judicial monuments, shall be set at each corner, angle or curve points on the outside boundary of the
final plat or in accordance with a plan as approved by the director- of public worksEngineering
Director. The boundary line of the property to be included with the plat to be fully dimensioned; all
angles of the boundary excepting the closing angle to be indicated; all monuments and surveyor's
irons to be indicated; and each angle point of the boundary perimeter to be so monumented.
(b) Pipes or steel rods shall be placed at each lot within one year of recording the final plat. All
United States, state, county or other official benchmarks, monuments or triangular stations in or
adjacent to the property shall be preserved in precise position and shall be recorded on the plat. All
lot and block dimensions shall be shown on the plat, and all necessary angles pertaining to the lots
and blocks, as an aid to fixture 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 direeter
of Engineering Director pu s. Proof of the second monumentation shall be in the form of a
surveyor's certificate, and this requirement shall additionally be a condition of certificate of
occupancy as provided for in Chapter 36 — Zoning the ei4y zoning e4apter, as mery be amend
See. 26-193. Street improvements.
(a) The fill width of the right-of-way shall be graded in accordance with the provisions for
construction as outlined in article V of this chapter, on file in the City Engineers Department and as
modified by the City Council subdivision approval.
(b) All streets shall be improved in accordance with the standards and specifications for street
construction as required by this chapter and by the city council.
(c) All streets to be surfaced shall be of an overall width in accordance with the standards and
specifications for construction as required by this chapter and as approved by the city council. The
portion of the right-of-way outside the area surfaced shall be sodded.
(d) Where required, the curb and gutter shall be constructed in accordance to the standards and
specifications for street construction as set forth and approved by the city council.
(e) The grading and drainage requirements for each plat shall be approved by the Engineering
Director dire�em at the expense of the applicant. Every plat presented for final
signature shall be accompanied by a report from the Engineering Director director of public w
that the grading and drainage requirements have been met. No plat shall be approved before an
adequate stormwater disposal plan is presented and approved by the Engineering Director director
ofof..,A�1 e ,.mors. The use of dry wells for the purpose of stormwater disposal is at the discretion of
the Engineering Directoodifeet r or publie wei:-s.
(f) Trees and boulevard sodding shall be planted in conformance with the standards and
specifications as required by Chapter 36 — Zoning the chapter and the approved landscape
plan.
Ordinance No. 2493-16 -47-
(g) Street signs of the design approved by the city council shall be installed at each street
intersection.
(h) Driveway approaches and sidewalks of standard design or pedestrian pathways as may be
required by this chapter and the city council shall be installed.
(i) Street lighting fixtures as may be required by the city council shall be installed.
Cross reference(s)--Streets, sidewalks and other public places, ch. 24.
Sec. 26-194. Future street improvements.
As a condition of plat approval, when property being platted is adjacent to existing collector
roads, highways or substandard streets which need improvement, the developer shall dedicate land
for the widening or improvement and shall post a cash escrow acceptable to the city for the cost of
the improvement. This section shall only apply when the need for the improvement is caused by the
plat or surrounding development.
Cross reference(s)--Streets, sidewalks and other public places, ch. 24.
Sec. 26-195. Sanitary sewer and water distribution improvements.
Sanitary sewers and water facilities shall be installed in accordance with the standards and
specifications as required by the city council and subject to the approval of the Engineering Director
Cross reference(s)--Utilities, ch. 32.
Sec. 26-196. Public and private utilities.
Telephone, cable TV, electric, gas, plus all other utility service lines are to be placed
underground in accordance with the provisions of all applicable city ordinances.
Sec. 26-197. Election by city to install improvements.
It is the subdivider's responsibility to install all required improvements, except that the city
reserves the right to elect to install all or any part of the improvements required under the provisions
of this chapter pursuant to M.S.A. ch. 429, as amended. If the city elects to install the improvements,
the city may require the developer to post a cash escrow or letter of credit guaranteeing payment of
the assessments.
Sec. 26-198. Railroad crossings.
No street dedications will be accepted which require a crossing of a railroad unless sufficient
land as determined by the city council is dedicated to ensure a safe view.
Ordinance No. 2493-16
ME
Sec. 3. The contents of Planning Case File 16-05-ZA are hereby entered into and
made part of the public hearing record and the record of decision for this case.
Sec. 4.
Thomas K.
This Ordinance shall take effect fifteen days after its publication.
Public Hearing
March 2, 2016
First Reading
May 16, 2016
Second Reading
June 6, 2016
Date of Publication
June 16, 2016
Date Ordinance takes effect
June 26, 2016
City Manager
Attest:
Melis a Kenned , ity Clerk
City Council June 6, 2016
and Execution:
Soren Mattick, City Attorney
AFFEDAVIT OF PUBLICATION
STATE OF MINNESOTA ) as
COUNTY OF HENNEPIN
Charlene Vold being duly sworn on an oath,
states or affirms that he/she is the Publisher's
Designated Agent of the newspaper(s) no
as:
SS St Louis Park
with the known office of issue being located
in the county of:
HENNEPIN
with additional circulation in the counties of:
HENNEPIN
and has full knowledge of the facts stated
below:
(A) The newspaper has complied with all of
the requirements constituting qualifica-
tion as a qualified newspaper as provided
by Minn. Stat. §331A.02.
(B) This Public Notice was printed and pub-
lished in said newspaper(s) once each
week, for 1 successive week(s); the first
insertion being on 06/16/2016 and the last
insertion being on 06/16/2016.
MORTGAGE FORECLOSURE NOTICES
Pursuant to Minnesota Stat. §580.033
relating to the publication of mortgage
foreclosure notices: The newspaper complies
with the conditions described in §580.033,
solid. 1, clause (1) or (2). If the newspaper's
known office of issue is located in a county
adjoining the county where the mortgaged
premises or some part of the mortgaged
premises described in the notice are located,
a substantial portion of the newspaper's
circulation is in the latter county.
By: e"" o,_ �Vo,., Vft)�
Designated Agent
Subscribed and sworn to or affirmed before
me on 06/16/2016 by Charlene Vold.
1 o ry Public
NARY ELIZABETH KNAPP
Notary Public -Minnesota
My Commission Expires Jan 31. 2018
Rate Information:
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for comparable space:
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Ad ID 561075
CITY OF ST. LOUIS PARK
SUMMARY ORDINANCE
NO. 2493-16 ORDINANCE
AMENDING ST. LOUIS
PARK ORDINANCE
CODE RELATING TO
SUBDMSIONS
The amendments will update the
design standards, clarity the vari-
ance criteria, amend the adminis-
trative process, and make general
clarifications to the ordinance.
This ordinance shall take effect
15 days after publication.
Adopted by the City Council
June 6, 2016
/s/ Jake Space,
Mayor
A copy of the full text of this ordi-
nance is available for inspection
with the City Clerk.
Published in the
St. Louis Park Sun Sailor
June 16,2016
561075
RECEIVED
I JUN 2 U 2016
OFFICE OF THE CRY CLERK