(A) Generally. The plat, and associated information, shall be submitted in a form that is legible, organized and understandable. The preliminary plat application shall consist of maps and accompanying documents. An applicant shall submit 12 large scale copies (one inch equals 100 feet or less) and one reduced scale copy (11 inches by 17 inches) and one digital electronic copy in a format compatible with the city's computer programs of detailed graphic materials, plans and specifications along with any written materials, including the information listed below. Additional large scale copies shall be provided for each of the following, if applicable.
Circumstance | Additional Copies |
Project abuts a township | 1 |
Project is adjacent to a county road or county state aid highway | 1 |
Project is adjacent to a state highway | 2 |
Project lies within a Shoreland or Floodplain Overlay Districts | 1 |
(B) Certificate of survey. Prepared by a licensed land surveyor identifying the following:
(1) Scale (engineering only) at one inch equals 100 feet or less;
(2) North arrow indication;
(3) Existing parcel boundaries to be platted with dimensions and area;
(4) Existing legal description;
(5) Easements of record;
(6) Delineated wetland boundary, to include the ordinary high water level (OHWL) of any lakes or Department of Natural Resources (DNR) waters. All flood zones as shown on Federal Emergency Management Agency (FEMA) FIRM map;
(7) All encroachments;
(8) Existing buildings, structures and improvements within the parcel to be platted and those 350 feet outside the boundaries of the subject parcel;
(9) Location, widths and names of all public streets, rights-of-way or railroad rights-of-way showing type, width and condition of the improvements, if any, which pass through and/or are within 350 feet; and
(10) The outside boundary of the subject property is to be clearly marked with survey monuments.
(C) Resource inventory.
(1) Topographic contours. Topographic contours at two-foot intervals;
(2) Soil type locations. Soil type locations and identification of soil type characteristics such as hydric soils, agricultural capability, depth to bedrock, depth of water table and suitability for wastewater disposal systems, if applicable (County Soil Survey information);
(3) Hydrologic characteristics. Hydrologic characteristics, including surface watercourses, floodplains, delineated wetlands, natural swales and drainageways. Ordinary high water level and 100-year storm elevations of adjoining watercourses, lakes, wetlands, streams and the like at the date of the survey and approximate high and low water elevations. The 500-year storm elevations shall be identified when required by the City Engineer;
(4) Tree inventory. Tree inventory identifying vegetation of the site, according to general cover type (pasture, woodland and the like), defining boundaries of significant tree stands and individual significant trees as defined by § 151.011 of this chapter. Vegetative types shall be classified as generally deciduous, coniferous or mixed and described by plant community, relative age and condition; and
(5) Neighborhood context. General outlines of existing buildings, land use and natural features such as waterbodies or wooded areas, roads, driveways and property boundaries within 300 feet of the tract. This information may be presented on an aerial photograph at a scale of no less than one inch to 200 feet.
(D) Preliminary plat.
(1) The proposed name of the plat, which shall not duplicate the name of any plat theretofore recorded in the county, and shall be subject to approval by the City Council for appropriate local context;
(2) Date of application, name, address, phone number and applicable license or registration number of the owner, developer, agent, applicant, engineer, surveyor, planner, attorney or other principle involved in the development of the plat;
(3) Proof of ownership;
(4) Existing Comprehensive Plan guiding and zoning designation within or abutting the proposed plat. Any zoning changes required for the development, or reference to any zoning or similar land use actions that are pertinent to the proposed development;
(5) Total acreage of the land to be subdivided and total upland area;
(6) Boundary line survey and legal description;
(7) North arrow and graphic engineering scale of one inch equals 100 feet;
(8) Existing covenants, liens or encumbrances;
(9) Proposed lot lines, dimensions and the gross and buildable acreage of all lots. When lots are located on a curve in a street or cul-de-sac, the lot width at the building setback line shall be shown. Proposed lot and block numbers;
(10) Building pad, minimum building setbacks shown on each lot indicating dimensions of the setbacks. Location and width of buffer yards where the subdivision adjoins a collector or arterial street, railroad right-of-way or overhead transmission line;
(11) Layout of streets, showing right-of-way widths, centerline street grades and approximate radii of all curbs, proposed contours within the entire plat and names of streets;
(12) Access, right-of-way widths, driveways and street classifications shall be consistent with the City Comprehensive Plan;
(13) Parks, trails or other areas intended for public use or common ownership;
(14) Any additional information as requested by the Zoning Administrator;
(15) Dates of plan preparation and revision dates; and
(16) All delineated wetlands and the ordinary high water level (OHWL) of Department of Natural Resources protected waters.
(E) Preliminary grading, drainage and erosion control plan. The developer shall submit a preliminary grading, drainage and erosion control plan utilizing a copy of the current certificate of survey as a base for the site in question, prepared by a licensed engineer, depicting the following information:
(1) Scale (engineering only) one inch equals 100 feet or less;
(2) North point indication;
(3) Location of natural features including, but not limited to, tree lines, delineated wetlands, watercourses, ponds, lakes, streams, drainage channels, ordinary high water level (OHWL) and 100-year storm elevations, bluffs, steep slopes and the like;
(4) Existing contours at two-foot intervals shown as dashed lines for the subject property and extending 100 feet beyond the outside boundary of the proposed plat;
(5) Proposed grade elevations at two-foot intervals shown as solid lines;
(6) Proposed plan for surface water management, ponding, drainage and flood control consistent with the recommendations and standards of the City Stormwater Management Plan;
(7) Provision for groundwater management including sub-surface drains, disposals, ponding and flood controls;
(8) Location of all existing storm sewer facilities including pipes, manholes, catch basins, ponds, swales and drainage channels within 100 feet of the subject property. Existing pipe grades, rim and invert elevations and normal and high water elevations must be included;
(9) If the subject property is within or adjacent to a 100-year floodplain, flood elevation and locations must be shown;
(10) Spot elevations at drainage break points and directional arrows indicating site, swale and lot drainage;
(11) Lot and block numbers, building style, building pad location and elevations at the lowest floor and garage slab for each lot;
(12) Locations, grades, rim and invert elevations of all proposed stormwater facilities, including ponds, proposed to serve the subject property;
(13) Phasing of grading;
(14) The location and purpose of all oversize, non-typical easements;
(15) All soil erosion and sediment control measures to be incorporated during and after construction must be shown. Locations and standard detail plates for each measure shall be in accordance with city standards and included on the plan;
(16) All re-vegetation measures proposed for the subject property must be included on the plan, including seed and mulch types and application rates;
(17) Drainage plan, including the configuration of drainage areas and calculations for two-year, ten-year and 100-year storm events;
(18) Layout of proposed streets showing centerline gradients, section widths and typical cross sections; and
(19) Date of plan preparation and dates of all revisions.
(F) Preliminary utility plan. The developer shall submit a preliminary utility plan utilizing a copy of the current certificate of survey as a base for the site in question, prepared by a licensed engineer, depicting the following information:
(1) Scale (engineering only) one inch equals 100 feet or less;
(2) The location, dimensions and purpose of all easements of record;
(3) Location and size of existing sanitary sewers, storm sewers, water mains, culverts or other underground facilities within the subject property and to a distance of 100 feet beyond the outside boundary of the proposed plat. Data such as grades, invert elevations and location of catch basins, manholes and hydrants shall also be shown;
(4) Locations and routing of proposed sanitary sewer lines, stormwater lines and water mains. Identification of gravity, force main and alternative service lines;
(5) Water mains shall be provided to serve the subdivision by extension of an existing community system. Service connections shall be stubbed ten feet into each lot and all necessary fire hydrants shall also be provided. Extensions of the public water supply system shall be designed so as to provide public water in accordance with the standards of the city;
(6) Sanitary sewer trunk, laterals and service connections shall be illustrated in accordance with the standards of the city with regard to location, size and service type, subject to final review and approval of the City Council;
(7) The location of hydrants and valves for all proposed water mains;
(8) All other utilities shall be located and designed in accordance with the requirements of the City Engineer;
(9) Submit storm sewer design flow calculations with the utility plans; and
(10) Date of plan preparation and dates of all revisions.
(G) Determination of requirement for environmental review documents.
(1) The Zoning Administrator shall review the preliminary plat and may determine if an Environmental Assessment Workshop (EAW), Environmental Impact Statement (EIS) or Alternative Urban Area-Wide Review (AUAR) is required pursuant to Minnesota Rules. If these documents are required, the Zoning Administrator may notify the developer of the requirement.
(2) Any necessary environmental reviews shall be prepared and processed in accordance with Minn. Rules 4100, as it may be amended from time to time.
(3) An escrow deposit in addition to the standard requirements shall be submitted by the applicant to cover city costs reviewing and administering an EAW.
(H) Additional information required.
(1) Evaluation by the applicant. Evaluation by the applicant that the subdivision would not be determined to be premature pursuant to the criteria outlined by the Comprehensive Plan and these subdivision regulations;
(2) Phasing plan. All preliminary plats shall include a phasing plan that includes the following.
(a) A phasing plan identifying the sequence of development and approximate areas, number of lots in each phase, total area and buildable area per phase, serially numbered with a description of each phase. Information shall be provided regarding the number of dwelling units, proposed improvements and common facilities for each.
(b) Any trail/sidewalks within the approved phase of the preliminary plat shall be constructed along with streets and utilities and shall be clearly marked on a site map which shall be an attachment to all sales agreements for individual lots.
(c) Site grading shall be coordinated with the phasing plan to avoid premature disruption of land or long term storage of excess materials.
(d) Each phase of developer improvements as specified in the final plat and development agreement shall be completed prior to initiating any subsequent phase. Developer improvements shall be limited to those specifically illustrated and/or enumerated in the final plat and development agreement.
(3) Documents. Documents outlining the content of proposed conservation easements, restrictive covenants, deed restrictions and establishment of homeowners associations for review. Where the plat is intended to include common open spaces, these documents shall address ownership and long term maintenance of these open spaces areas;
(4) Information or easements. Information or easements showing how public utilities, drainage and roads can be extended to serve adjacent property;
(5) Landscape and screening plans. Landscape and screening plans showing landscape plantings for street boulevards, subdivision entrances and buffer yards and specifying plant locations, varieties, sizes, ownership, maintenance responsibilities and monument signs;
(6) Traffic study. Traffic study for the subdivision including pre- and post-development information regarding traffic generation, traffic distribution, capacity of existing streets and level of service (LOS) on existing streets;
(7) Examples of housing product. Illustration of building footprint, floor plans and building elevations proposed within the subdivision; and
(8) Other information. Other information deemed necessary for a complete application.
(Prior Code, § 12-5-1) (Ord. 259, passed 5-4-2006)