Subd. 1. Blocks.
A. Block Length. In general, intersecting streets, determining block lengths, shall be provided at such intervals so as to serve cross-traffic adequately and to meet existing streets. Where no existing plats control, the blocks in residential subdivisions should not exceed one thousand three hundred twenty-five (1,325) feet nor be less than four hundred (400) feet in length, except where topography or other conditions justify a departure from this maximum. In blocks longer than eight hundred (800) feet, pedestrian ways and/or easements through the block may be required near the center of the block.
B. Block Width. The width of the block shall normally be sufficient to allow two (2) tiers of lots of appropriate depth. 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.
A. Area. The minimum lot area, width and depth shall not be less than that established by the Zoning Chapter of the City Code in effect at the time of adoption of the final plat.
B. Corner Lots. Corner lots for residential use shall have additional width to permit appropriate building setback from both streets as required in the Zoning Chapter of the City Code.
C. Side Lot Lines. Side lines of lots shall be approximately at right angles to street lines or radial to curved street lines.
D. Frontage. Every lot must have the minimum frontage on a City approved street other than an alley, as required by the Zoning Chapter of the City Code.
E. Setback Lines. Setback or building lines shall be shown on all lots intended for residential use and shall not be less than the setback required by the Zoning Chapter of the City Code, as may be amended.
F. Watercourses. Lots abutting a watercourse, wetland, ponding area or stream shall have additional depth and width, as required under the provisions of the Zoning Chapter of the City Code.
G. Features. In the subdividing of land, due regard shall be shown for all natural features, such as tree growth, watercourses, historic spots or similar conditions which, if preserved, will add attractiveness and stability to the proposed development.
H. Lot Remnants. All remnants of lots below minimum size left over after subdividing of a larger tract must be added to adjacent lots, rather than allowed to remain as unusable parcels.
I. Political Boundaries. No singular plot shall extend over a political boundary or school district line without document notification to affected units of government.
J. Frontage on Two Streets. Double frontage, or lots with frontage on two (2) parallel streets shall not be permitted except: where lots back on arterial streets or highways, or where topographic or other conditions render subdividing otherwise unreasonable. Such double frontage lots shall have an additional depth of at least twenty (20) feet in order to allow space for screen planting along the back lot line.
K. Turn-Around Access. Where proposed residential lots abut a collector or arterial street, they should be platted in such a manner as to encourage turn-around access and egress on each lot.
A. Streets, Continuous. Except for cul-de-sacs, streets shall connect with streets already dedicated in adjoining or adjacent subdivisions, or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivided tracts. The arrangement of thoroughfares and collector streets shall be considered in their relation to the reasonable circulation of traffic, to topographic conditions, to runoff of storm water, to public convenience and safety, and in their appropriate relation to the proposed uses of the area to be served.
B. Local Streets and Dead-End Streets. Local streets should be so planned as to discourage their use by non-local traffic. Dead-end streets are prohibited, but cul-de-sacs shall be permitted where topography or other physical conditions justify their use. Cul-de-sacs shall not be longer than five hundred (500) feet, including a terminal turn around which shall be provided at the closed end, with a right-of-way radius of not less than sixty (60) feet.
C. Street Plans for Future Subdivisions. Where the plat to be submitted includes only part of the tract owned or intended for development by the subdivider, a tentative plan of a proposed future street system for the unsubdivided portion shall be prepared and submitted by the subdivider.
D. Temporary Cul-De-Sac. (Repealed by Ordinance No. 3, Second Series, adopted 2-18-86.)
E. Provisions for Resubdivision of Large Lots and Parcels. When a tract is subdivided into larger than normal building lots or parcels, such lots or parcels shall be so arranged as to permit the logical location and openings of future streets and appropriate resubdivision, with provision for adequate utility connections for such resubdivision.
F. Street Intersections. Under normal conditions, streets shall be laid out so as to intersect as nearly as possible at right angles, except where topography or other conditions justify variations. Under normal conditions, the minimum angle of intersection of streets shall be eighty (80) degrees. Street intersection jogs with an offset of less than one hundred twenty-five (125) feet shall be avoided.
G. Subdivisions Abutting Major Rights-of-Way. Wherever the proposed subdivision contains or is adjacent to the right-of-way of a U.S. or State highway or thoroughfare, provision may be made for a marginal access street approximately parallel and adjacent to the boundary of such right-of-way; provided, that due consideration is given to proper circulation design, or for a street at a distance suitable for the appropriate use of land between such street and right-of-way. Such distance shall be determined with due consideration of the minimum distance required for approach connections to future grade separations, or for lot depths.
H. Sidewalks. In those cases where the Council deems it appropriate, sidewalks of not less than four (4) feet in width shall be provided. Where a proposed plat abuts or includes an arterial street, sidewalks, of not less than four (4) feet in width on both sides of the paved surface shall be provided. Where the proposed plat abuts or includes a collector street, sidewalks of not less than four (4) feet in width shall be required on one side of the street. In all cases where sidewalks are provided provisions shall be made for handicapped access.
I. Service Access, Alleys. Service access shall be provided in commercial and industrial districts for off-street loading, unloading and parking consistent with and adequate for the uses proposed. Except where justified by special conditions, such as the continuation of an existing alley in the same block, alleys will not be approved in residential districts. Alleys, where provided, shall not be less than thirty (30) feet wide. Dead-end alleys shall be avoided wherever possible, but if unavoidable, such dead-end alleys may be approved if adequate turn around facilities are provided at the closed end.
J. Half Streets. Dedication of half streets shall not be considered for approval except where it is essential to the reasonable development of the subdivision and in conformity with the other requirements of these regulations or where it is found that it will be practical to require the dedication of the other half when the adjoining property is subdivided.
K. Compliance With the Wright County Thoroughfare Plan. All subdivisions incorporating streets which are identified in the Wright County Thoroughfare Plan as amended, shall comply with the minimum right-of-way, surfaced width and design standards as outlined in said plan.
L. Street Grades. Except when, upon the recommendation of the City Engineer, the topography warrants a greater maximum, the grades in all streets, thoroughfares, collector streets, local streets and alleys in any subdivision shall not be greater than eight (8) percent. In addition, there shall be a minimum grade on all streets and thoroughfares of not less than five-tenths (.5) percent.
M. Curb Radius. The minimum curb radii for thoroughfares, collector streets, local streets and alleys shall be as follows:
Arterial Streets, Collector and Local Streets 12 feet
Alleys 4 feet
N. Reverse Curves. Minimum design standards for collector and arterial streets shall comply with Minnesota State Aid Standards.
O. Reserve Strips. Reserve strips controlling access to streets shall be prohibited except under conditions accepted by the Council.
P. Street Right-of-Way Width. Street right-of-way widths shall conform with the following standards:
Arterial Street 100 feet
Collector Street 80 feet
Local Street 60 feet*
* In the case of a unique physical hardship or where prior subdivision approval has occurred, local streets right-of-way may be reduced 50 feet subject to the approval of the City Engineer and City Planner.
A. Width and Location. An easement for utilities at least five (5) feet wide shall be provided along all lot lines. If necessary for the extension of main water or sewer lines or similar utilities, easements of greater width may be required along lot lines or across lots.
B. Continuous Utility Easement Locations. Utility easements shall connect with easements established in adjoining properties. These easements, when approved, shall not thereafter be changed without the approval of the Council after a public hearing.
C. Guy Wires. Additional easements for pole guys should be provided, where appropriate, at the outside of turns. Where possible, lot lines shall be arranged to bisect the exterior angle so that pole guys will fall along side lot lines.
Subd. 5. Erosion and Sediment Control.
A. The development shall conform to the natural limitations presented by topography and soil so as to create the least potential for soil erosion.
B. Erosion and siltation control measures shall be coordinated with the different stages of construction. Appropriate control measures shall be installed prior to development when necessary to control erosion.
C. Land shall be developed in increments of workable size such that adequate erosion and siltation controls can be provided as construction progresses. The smallest practical area of land shall be exposed at any one period of time.
D. When soil is exposed, the exposure shall be for the shortest feasible period of time, as specified in the development agreement.
E. Where topsoil is removed, sufficient arable soil shall be set aside for respreading over the developed area. Top soil shall be restored or provided to a depth of four (4) inches and shall be of a quality at least equal to the soil quality prior to development.
F. Natural vegetation shall be protected wherever practical.
G. Runoff water shall be diverted to a sedimentation basis before being allowed to enter the natural drainage system.
Subd. 6. Storm Drainage. All subdivision design shall incorporate adequate provisions for storm water runoff consistent with the City Storm Drainage Plan, as amended, and be subject to review and approval of the City Engineer. The rate of runoff for the area being subdivided is to be maintained at a level equal to that which existed in an undeveloped state, except as may be approved by the City Engineer.
Subd. 7. Protected Areas. Where land proposed for subdivision is deemed environmentally sensitive by the City, due to the existence of wetlands, drainage ways, watercourses, floodable areas or steep slopes, the design of said subdivision shall clearly reflect all necessary measures of protection to insure against adverse environmental impact. Based upon the necessity to control and maintain certain sensitive areas, the City shall determine whether said protection will be accomplished through lot enlargement and redesign or dedication of those sensitive areas in the form of protection shall include design solutions which allow for construction and grading involving a minimum of alteration to sensitive areas. Where these areas are to be incorporated into lots within the proposed subdivision, the subdivider shall be required to demonstrate that the proposed design will not require construction on slopes over eighteen (18) percent, or result in significant alteration to the natural drainage system such that adverse impacts cannot be contained within the plat boundary.
Subd. 8. Park Land Dedication Requirements.
A. As a prerequisite to plat approval, subdividers shall dedicate land for parks, playgrounds, public open spaces or trails and/or shall make a cash contribution to the City's park fund as provided by this Subdivision. In the case of a replat of previously subdivided property where a park dedication or contribution has been made or where the previously subdivided lots are less than seventy (70) percent of current lot area standards, no park dedication or contribution shall be required. No park dedication or contribution shall be required in the case of a minor subdivision where land is being added to an existing parcel for the creation of a larger lot.
B. Land to be dedicated 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.
C. The Park and Recreation Committee shall recommend to the Council the land dedication and cash contribution requirements for proposed subdivisions.
D. Changes in density of plats shall be reviewed by the Park and Recreation Committee for reconsideration of park dedication and cash contribution requirements.
E. When a proposed park, playground, recreational area, school site or other public ground has been indicated in the City's official map or comprehensive plan and is located in whole or in part within a proposed plat, it shall be designated as such on the plat and shall be dedicated to the appropriate governmental unit. 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 the Zoning Chapter of the City Code and shall be in addition to and not in lieu of open space requirements for planned unit developments.
G. Where private open space for park and recreation purposes is provided in a proposed subdivision, such areas may be used for credit, at the discretion of the Council, against the requirement of dedication for park and recreation purposes, provided the Council finds it is in the public interest to do so.
H. The City upon consideration of the particular type of development, may require larger or lesser parcels of land to be dedicated if the City determines that present or future residents would require greater or lesser land for park and playground purposes. In addition, the Council may also require lots within the subdivision to be held in escrow for future sale or development. The moneys derived from the sale of escrowed lots will be used to develop or to purchase park land in the future.
I. In residential plats, one acre of land shall be conveyed to the City as an outlot by warranty deed for every seventy-five (75) people the platted land could house based upon the following population calculations:
Single Family detached dwelling lots: 3.5 persons
Two Family dwelling lots: 6.0 persons (3.0 per unit)
Apartments, townhouses, condominiums and other dwelling units: 1 person per bedroom
In addition to this land dedication, the developer shall pay a cash donation for neighborhood park development of $250 per unit.
J. In lieu of a full park land donation, the City may require cash donations based on the ratio of land actually donated to the required land donation as calculated in Subsection 8.I., above. The amount of cash donation shall be set per unit by resolution of the City Council. In addition to this amount, the developer shall pay a cash donation for neighborhood park development of $250 per unit.
K. 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 Subparagraph J above. The remainder shall be the cash contribution requirement.
L. "Fair market value" shall be determined as of the time of filing the final 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.
M. Planned developments with mixed land uses shall make cash and/or land contributions in accordance with this Chapter based upon the percentage of land devoted to the various uses.
N. Park cash contributions are to be calculated at the time of final plat approval. The Council may approve a delay in the payment of cash requirements provided that an agreement is executed guaranteeing such payment in accordance with the following:
1. Any developer may elect to pay in full park fees based on the rate in effect at the time of the final plat approval.
2. Plats with park fees of up to $2,500.00 must be paid in full when the Council approves the final plat.
3. Twelve Month Scheduled Payment Plan. Plats with park fees of $2,501.00 to $7,500.00 must pay at least one-third of the fee when the final plat is approved by the Council, one-half of the balance no later than six (6) months from the date of final plat approval and the final balance not later than twelve (12) months from the date of final plat approval. No interest will be charged on the payments during the twelve (12) months. Payments on a per lot dwelling unit or acreage basis will be required when building permits are applied for that exceed the amount paid on the payment schedule for the units or acreage involved. Credit will be applied on future schedule payments when park fees are paid in advance at the time a building permit is applied for.
4. Twenty-Four Month Scheduled Payment Plan. Plats with park fees of $7,501.00 to $15,000.00 must pay at least one-third of the fee when the final plat is approved by the Council, and one-half of the balance no later than twelve (12) months from the date of final plat approval. No interest will be charged on the money due and paid during the first twelve (12) months. The final payment must be paid not later than twenty-four (24) months from the date of final plat approval by the Council, and interest at a rate set forth in the development contract shall be charged on the park fees due and paid after twelve (12) months. Payments on a per lot dwelling unit or acreage basis will be required when building permits are applied for that exceed the amount paid on the payment schedule for the units or acreage involved. Credit will be applied on future schedule payments when park fees are paid in advance at the time a building permit is applied for.
5. Thirty-Six Month Scheduled Payment Plan. Plats with park fees over $15,001.00 must pay at least one-third of the fee when the plat is approved by the Council. One-third of the balance must be paid not later than twelve months after the date of final plat approval by the Council. No interest will be charged during the first twelve months. Another third of the balance must be paid not later than twenty-four months after final plat approval, and interest will be charged on the entire unpaid balance at a rate as set forth in the development agreement on the plat or development. The final third of the balance must be paid not later than thirty-six months from the date of final plat approval, with interest as stated above. Payments on a per lot dwelling unit or acreage basis will be required when building permits are applied for that exceed the amount paid on the payment schedule for the units or acreage involved. Credit will be applied on future schedule payments when park fees are paid in advance at the time a building permit is applied for.
O. Cash contributions shall be deposited in the Park and Recreation Development Fund and shall only be used for park acquisition or development.
P. If a subdivider is unwilling or unable to make a commitment to the City as to the type of building that will be constructed on lots in the proposed plat, then the land and cash contribution requirement will be a reasonable amount as determined by the Council.
Q. Wetlands, ponding areas, easements, and drainageways accepted by the City shall not be considered in the park land and/or cash contribution to the City, except as follows: Where the City may desire to accept such an area for the construction of recreational facilities, but because of the natural condition of the land or the existence of an easement or other encumbrance the recreational development of the property is limited, the City may choose to accept said land dedication and grant a credit against the developer's required land dedication equal to fifty percent (50%) of the area of the subject land.
Subd. 9. Minimum Design Features. The design features set forth in this Chapter 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.
Source: Ordinance No. 13.045
Effective Date: 5-24-85