Subd. 1. No final plat of any subdivision shall be approved unless the subdivider shall comply with the following general principles and requirements. All of the improvements required in this chapter shall be constructed only after the plans and specifications thereof have been approved by the appropriate public official.
Subd. 2. General. The general purpose of a good subdivision and site design is to create a functional and attractive development, to minimize adverse impacts and maintenance costs, and to ensure that a project will be an asset to a community. To promote this purpose, the subdivision or site plan shall conform to the following standards which are designed to result in a well-planned community without adding unnecessarily to development costs. The minimum requirements assure that the layout of the subdivision harmonizes with existing plans affecting the development and its surroundings and are in conformity with the city's development objectives for the entire area. Detailed specifications for the minimum design standards, the engineering standards and adopted comprehensive plan may be obtained from the appropriate department (Engineering, Utilities, Planning or Fire Departments).
Subd. 3. Thoroughfare plan. Whenever a tract to be subdivided embraces any part of an arterial or collector street or highway, so designated on the thoroughfare plan, the part shall be platted by the subdivider in the location and at the width indicated on the plan.
Subd. 4. Public facilities plan. Where a proposed park, playground or other recreational area, proposed school site or other public ground, under the adopted comprehensive plan of the city, is located in whole or in part within the proposed subdivision, the proposed public ground or part, if not dedicated to the city, shall be reserved for a period of not less than two years from the date of final approval of the final plat by the Council for acquisition by purchase or otherwise.
Subd. 5. Park dedication. At the time of filing a tentative subdivision map for approval, the subdivider of the property shall, as part of the filing, indicate whether he or she desires to dedicate property for park or recreation purposes, or whether he or she desires to pay a fee in lieu thereof or a combination of dedication and in-lieu fees. If he or she desires to dedicate land for this purpose, he or she shall designate the area thereof on the tentative subdivision map as submitted.
A. Action of the city. At the time of tentative map approval by the Council, after consultation with the Director of Parks and Recreation, the Council shall determine, as a part of the approval, whether to require a dedication of land within the subdivision, payment of a fee in lieu thereof, or a combination of both. In making this determination, the Council shall include in its consideration the following factors:
1. The topography, soils, access and location of land in the subdivision available for dedication;
2. The size and shape of the subdivision and land available for dedication;
3. How much land consisting of school playgrounds is available for combination with dedicated lands in the formation of local park and recreation facilities; and
4. The open space or local recreation facilities to be privately owned and maintained by future residents of the subdivision.
B. Prerequisite for approval of final plat and payment of fees. When land is to be dedicated, it shall be offered for the dedication in substantially the same manner as for streets and easements. When a fee is required, it shall be deposited with the city prior to approval of the final subdivision map. The land and fees shall be held in trust by the city and administered by the Parks and Recreation Department until the Council delegates responsibility to a special district or association.
C. Amount of land to be dedicated in lieu of fees. Local park or recreational facilities shall be provided for the subdivision through the dedication of lands or the payment of fees in lieu thereof or both under the following conditions and in accord with the following requirements:
1. In subdivisions having 50 lots or more, the subdivider or owner shall dedicate land for local parks acceptable to the Council (or pay in-lieu fees) according to the following formulas in which:
a. D1 = number of dwelling units in a single-family area.
b. Dm = number of dwelling units in a multiple-family area.
c. A1 = amount of land required for dedication in acres in the single-family area.
d. Am = amount of land required for dedication in acres in the multiple-family area.
i. Single-family areas formula: D1 x .008 = A1
ii. Multiple-family areas formula: Dm x .008 = Am
e. The factor .008 is the constant determined from an analysis of population trends and studies of the city which when multiplied by the number of dwelling units permitted in the subject area will produce the gross acreage determined by the Council to be the minimum for local parks or recreational purposes to be dedicated.
2. In a subdivision having less than 50 lots or where the subdivision has 50 lots or more, but the land for local parks or recreational purposes cannot be located within the subdivision or where other more suitable land is available as determined by the Council upon advice of the Director of Parks and Recreation, the subdivider or owner shall pay to the city for use in supplying local park or recreational facilities within the one mile of all lots in the subdivision, a sum calculated pursuant to the following formula in which:
a. A = amount of land in acres that would be required with the application of the formulas.
b. V = full cash value for acre of the property to be subdivided as determined by the most recent estimated market value.
c. M = number of dollars to be paid as the in-lieu fee.
3. In-lieu fee formula: A x V = M
D. Dedication of land in subdivision of less than 50 lots. Nothing in this chapter shall prohibit the dedication of land for park and recreational purposes for residential subdivision of less than 50 lots, provided the subdividers and the Council determine that dedication of land is desirable and the land meets the tests prescribed in Subd. 5.A. above.
E. Credit for open spaces. The Council, after recommendation by the Planning Commission, may grant credit for open space or local recreational facilities to be privately owned and maintained by the future residents of the subdivision. The credit, if granted in acres (or comparable amounts in in-lieu fees), shall be subtracted from the requirements for dedication or fees or both required under Subd. 5.B. above provided:
1. Yards, court areas, setback and other open areas required to be maintained by other regulations shall not be included in the private open space and recreation credit.
2. Provision by written agreement is made that the areas shall be maintained adequately.
3. Use of the private open space or recreation facilities is restricted for park and recreational purposes by recorded covenants which run with the land in favor of the future owners of the property within the tract, and which cannot be defeated or eliminated without the consent of the Council. Covenants for private park or recreational facilities which are claimed for credit shall be submitted to the city prior to approval of the final subdivision map, and shall be recorded contemporaneously with the final subdivision map. Land which may be considered by the Council for credit toward required land dedication for local parks or recreation facilities or in-lieu fees includes, but is not to be limited to the following:
a. Areas of scenic or natural beauty;
b. Historic sites;
c. Existing or planned hiking, riding or motorless-type bicycle trails, including pedestrian walkways separated from public roads;
d. Existing or planned planting strips;
e. Landscaped portions of road parkways which are in excess of required road right-of-way widths for the road in question;
f. Lakesides or river beaches;
g. Private recreational facilities such as golf courses and swimming pools which are available to all of the owners or occupants of the lots located within the subdivision;
h. In the case of apartment and planning unit developments, open areas on the site of 20,000 square feet or more (exclusive of open areas required to be maintained by other regulations);
i. Parks and parkway areas, ornamental parks, extensive areas with tree cover, low lands along streams or areas of rough terrain when the areas are extensive and have natural features worthy of scenic preservation; and
j. Other purpose or purposes recommended by the Council.
F. Access to public street. All lands offered in dedication for local park or recreational purposes shall have access on at least one existing or proposed public street. This requirement may be waived by the Council if the Council determines that public street access is unnecessary for the maintenance of the park area or use thereof by the residents.
G. Developed residential areas. When an area is annexed to the city which is developed with residential units, each unit shall be assessed $16 per unit. Where the area contains units which are not developed, the $16 fee is also charged in an assessment against the unit (lot). If an area also contains park land, this will be credited to the parties for part of their payment.
H. Payments. Any money paid to the city shall be placed in a special fund to be used for the acquisition and maintenance of land parks and playground areas only.
Subd. 6. Land subject to flooding. The right is reserved to disapprove any subdivision which would be in violation of the Flood Plain Chapter of the City Code.
Subd. 7. Community assets. In all subdivisions, due regard shall be shown for natural features such as trees, unusual rock formations and water courses; for sites which have historical significance; and for similar assets which, if preserved, will add attractiveness and value to the subdivision and to the community. The Planning Commission may prepare a list of all features within its area of subdivision jurisdiction which it deems worthy of preservation.
Subd. 8. Monuments and stakes. Concrete monuments or other monuments as approved by the City Engineer shall be set at all corners of the property. Concrete monuments shall be at least 36 inches in length and four inches in diameter or four inches square. The monument must have a one-inch iron pin at least six inches long set flush with the top of the monument.
Subd. 9. Permanent iron pins at least 24 inches long and three-quarters of an inch in diameter must be set at the corner of all lots.
Subd. 10. Complete streets. All subdivisions shall be designed with complete streets. Complete streets means a system that provides for pedestrian and motorized and non-motorized transportation; i.e. walking, cars, trucks, bicycles, wheelchairs and similar modes of travel.
Subd. 11. Appropriate facilities will be determined by the City Engineer and may include shared user paths, dedicated lanes, trails and sidewalks. The transportation system shall connect to adjoining subdivisions and to destinations such as parks, schools, churches, and other public institutions and facilities.
Subd. 12. Street and block layout. The following requirements are applicable to all subdivisions within the jurisdiction of the Council.
A. The street layout shall be in general conformity with a plan for the most advantageous development of adjoining areas and the entire neighborhood.
B. The street layout shall provide access to all lots and parcels of land within the subdivision.
C. Where appropriate to the design, streets shall be established to avoid jogs at intersections and to promote continuity of local streets and those of higher classification.
D. Streets shall be established to take advantage of the contour of the land so as to produce usable lots, cause a minimum of cutting and filling, and to produce streets with reasonable grades, as defined in § 11.066, Subd. 15.
E. Certain proposed streets, where appropriate, shall be extended to the boundary line of the tract to provide for adequate circulation of traffic within the vicinity.
F. Streets shall intersect other streets as near to a 90-degree angle as topography and other factors permit. Intersections of streets with arterial or collector streets shall be limited to a minimum angle of 70 degrees unless specifically approved by the Council.
G. Whenever there exists a dedicated or platted portion of a street or alley adjacent to the proposed subdivision which conforms to the thoroughfare plan, the remainder of the street or alley shall be platted to the prescribed width within the proposed subdivision.
H. Street and right-of-way widths shall conform to those stated in § 11.066, Subd. 13.
I. Alleys shall be platted in the rear of all lots to be used for business unless waived by the Council. Alleys will not be approved in other locations in residential areas unless required by unusual topography or other exceptional conditions.
J. Lands abutting arterial or collector streets shall be platted with the view of making the lots, if for residential use, desirable for the use by cushioning the impact of heavy traffic on the traffic ways; and with the view also of minimizing interference with traffic on the traffic ways as well as the accident hazard.
K. In any block which is excessive in length, the Council may require that a crosswalk or pedestrian way be provided near the center and entirely across the block.
L. The number of intersecting streets along arterial and collector streets shall be held to a minimum, and where practicable, the length of the blocks may be specified by the Planning Commission and Council.
M. Maximum length of cul-de-sac streets shall be 500 feet measured along the centerline from the intersection of origin to the end of right-of-way, and have a minimum turn-around radius of 45 feet. Lot lines abutting cul-de-sac turn-around shall be radial except in extreme cases where special permission may be granted otherwise.
Subd. 13. Minimum widths for streets and alley right-of-way. The following requirements are applicable to all subdivisions within the jurisdiction of the Council:
A. Minimum right-of-way widths and pavement widths (face to face of curb) for each type of public street or road are as follows:
Type of street | Right-of-way width | Roadway width |
Arterial | As determined by City Council or state requirements where applicable, but in no case shall the minimum right-of-way be less than 66 feet and roadway be less than 44 feet | |
Collector | 66 feet | 44 feet |
Commercial or industrial service | 66 feet | 36 through 44 feet |
Local | 66 feet | 30 through 36 feet |
Cul-de-sac | 66 feet | 50 feet turnaround |
Alley | 24 feet | 20 feet |
1. Where a subdivision abuts or contains an existing street of inadequate width, sufficient additional width must be provided to meet the above standards.
2. Alternate street standards may be allowed when it can be demonstrated that the safety and function of the street system will not be adversely impacted by the alternative standards and that the development will be attractive and can be accommodated by the street system.
3. Additional right-of-way and roadway width may be required to promote public safety and convenience when special conditions require it or to provide parking space in areas of intense use.
Subd. 14. Minimum pavement widths and surface type.
A. The following requirements are applicable to all subdivisions within the jurisdiction of the Council:
B. Street pavement. New developments will require paved streets. The design of street pavement for all streets covered by this regulation must be in accordance with the State of Minnesota Highway Department Road Design Manual for flexible or rigid pavements. The design thickness of the surfacing elements must be in accordance with the flexible or rigid pavement design standards for road classifications as follows:
Classification | Pavement design axle load |
Thoroughfare, collector streets and commercial or industrial service streets local | 10 tons |
7 tons minimum |
Subd. 15. Street grade, curbs and sight distances. The following requirements are applicable to all subdivisions within the jurisdiction of the Council. The subdivider shall meet with the City Engineer to receive preliminary approval of all street grades and alignments and intersection designs.
A. Lots. The following requirements are applicable to all subdivisions within the jurisdiction of the Council.
1. The size, shape and orientation of lots shall be appropriate for the location of the proposed subdivision and for the type of development contemplated.
2. Excessive depth in relation to widths shall be avoided. A proportion of not more than three to one normally shall be considered appropriate.
3. Every lot shall abut on a street. Lots for residential purposes shall meet the size requirements of the Zoning Chapter and also the requirements relative to building setback and side yard requirements.
4. Corner lots for residential use shall be platted at least five feet wider than interior lots in order to permit conformance with the setback required by the Zoning Chapter on the side streets.
5. Residential lots fronting on arterial and collector streets should have extra depths to permit deep setbacks for the buildings.
6. Double frontage lots and reversed frontage lots shall not be platted, except as hereinbefore permitted under § 11.066, Subd. 12.
B. Utilities and drainage. The following requirements are applicable to all subdivisions within the jurisdiction of the Council.
1. Water lines. Water line requirements shall be arranged for with Austin Utilities and installed under their current rules and practices. However, the developer shall provide for bringing water taps to the edge of the property lines or the outside edge of the right-of-way of each platted lot. The number and location of all fire hydrants shall be under the direction of the Chief of the Fire Department and installed by Austin Utilities.
2. Natural gas lines. Natural gas lines, mains and services shall be arranged for with Austin Utilities and installed under their current rules and practices.
3. Underground wiring. The installation of all wiring (electrical, telephone and the like) shall be underground in all new subdivisions. The installation shall conform to the standards established by Austin Utilities and Northwestern Bell Telephone Company.
4. Sanitary sewers. Sanitary sewers and lift stations shall be in accordance with the standards of the city. The developer shall provide for bringing sanitary sewer taps to the edge of the property line or the outside edge of the right-of-way of each platted lot. Assessment for sanitary sewers and lift stations will be determined by the Council.
5. Storm drainage. All necessary facilities including underground pipe, manholes, inlets, catch basins and other appurtenances necessary to provide adequate drainage for the property or to maintain any natural drainage course shall be the responsibility of the developer. Open drainage ditches may be permitted where, in the judgment of the Council, conditions are such as to require a storm sewer and where the open ditches will not in the judgment of the City Sanitarian result in health hazards.
C. Curb and gutter. Concrete curb and gutter may be included as a part of the required street surface improvement and shall thus be designed for installation along both sides of all roadways in accordance with the standards of the city.
Subd. 16. Sidewalks. The developer must create a pedestrian access plan with off-road pedestrian facilities. The plans shall include a combination of sidewalks and trails meeting the following minimum standards:
Classification | Sidewalk width | Trail width |
Single family area | 5 feet | 8 feet |
Multiple family area and public building sites | 6 feet | 10 feet |
Commercial/industrial areas | 8 feet | 10 feet |
A. Sidewalks/trails are required on all local, collector, or through streets unless an alternative location is approved by the City Council with recommendations from the Planning Commission. Sidewalks and trails must be placed in a public right-of-way or utility easement and must meet all ADA requirements.
B. Sidewalk and trail thickness shall be in accordance with city standards.
Subd. 17. Driveways. The subdivider shall install driveway approaches for each connection to the street.
Subd. 18. Street trees. Any trees or shrubs proposed to be installed on the street right-of-way by the subdivider or developer shall be approved for type and placement by the Park and Recreation Department.
Subd. 19. Screen planting. The Council may require the installation of trees and shrubs to form a tight screen effective at all times along the rear line of any lot in the subdivision which backs onto an arterial or collector street.
Subd. 20. Street name signs. Reflectorized street name signs shall be provided by the city at all street intersections or where a change of direction of a street requires a change of street name.
Subd. 21. Sediment control. Sediment and erosion control plans shall be approved by the City Engineer.
Subd. 22. Lighting. A street lighting plan must be submitted to the City Engineer for approval. The lighting plan shall accommodate safe travel and preserve the character of the neighborhood. Street lights are required and pole design must comply with city specifications.
(Ord. 699, passed 1-18-22)