(A) Purpose. The purpose of this section is to provide for the orderly and economic development of land and urban facilities, and to promote the public health, safety and general welfare of the community by establishing physical standards and procedures for the subdivision of land.
(B) Authority. The Council hereby established the following rules and regulations pursuant to the authority provided in Minnesota Statutes, to regulate, control and maintain streets and provide for platting of property.
(C) Plats and data.
(1) Sketch plans. Sketch plans shall contain as a minimum, the following information:
(a) Tract boundaries.
(b) North point.
(c) Streets on and adjacent to the tract.
(d) Significant topographical and physical features.
(e) Proposed general street layout.
(f) Proposed general land use.
(g) Name of owner and/or developer.
(h) Zoning on and adjacent to tract.
(2) Preliminary plat. A preliminary plat shall contain the following information:
(a) Identification and description.
1. Proposed name of subdivision, which name shall not duplicate or be similar to the name of any other plant.
2. Location by section, town, range or by other legal description.
3. Names and addresses of the owner, subdivider, surveyor and designer of the plan.
4. Graphic scale.
5. North point.
6. Date of preparation.
7. Certification by surveyor certifying to accuracy of survey.
(b) Existing conditions.
1. Boundary line of proposed subdivision clearly indicated.
2. Existing zoning classification, if any.
3. Total acreage, including greenspace percentage.
4. Location, widths and names of all existing or previously platted streets or other public way, showing type, width and also condition of improvements, if any, railroad and utility rights-of-way, parks and other public spaces, permanent buildings and structures, easements and section and corporate line within the tract, and to a distance of 100 feet beyond the tract. Such data as grades, invert elevations and locations of catch basins, manholes and hydrants, if any, shall also be known.
5. Boundary lines of adjoining unsubdivided or subdivided land within 100 feet, identifying by name and ownership.
6. Topographical data, including contours at vertical intervals of not more than 2 feet, except that contour lines shall be no more than 100 feet apart. Watercourses, marshes, wooded areas, rock outcrops, power transmission poles and lines, buildings and other significant features shall also be shown.
7. All elevations, topography and vertical control data shall be tied to sea level datum, 1929 General Adjustments. Temporary benchmarks shall be established within the boundaries of the subdivision. Descriptions, reference ties and elevations of the benchmarks shall be furnished to the City Engineer.
8. Reference to recorded subdivision plat or adjoining platted land by record, name, date and number.
9. The location and size of all existing sanitary sewer, water or storm sewer, trunks, laterals or services on or adjacent to the property.
(c) Design features.
1. Primary control points, with descriptions and “ties” to such control points to which all dimensions, angles, bearings and similar data on the plan shall be referred.
2. Tract boundary lines, right-of-way lines of streets, easements, and other rights-of-way and property lines of residential lots and other sites; with accurate dimensions, bearings or deflection angles and radii, arcs and central angles of all curves.
3. Name and right-of-way width of each street or other right-of-way.
4. Location, dimensions and purpose of any easements.
5. An identification system for all lots and blocks.
6. Site data including number of residential lots, typical lot size, and acres in park, and the like.
7. Sites, if any, to be reserved for parks or other public uses.
8. Sites, if any, for multi-family dwellings, shopping centers, churches, industry or other non-public uses exclusive of single-family dwellings.
9. Minimum building setback line on all lots and other sites with the width of lot shown at setback line.
10. Location and description of monuments.
(d) Preliminary grading and drainage plan. Including earthwork quantities, final grades (4:1 maximum slopes), building pad elevations, existing and proposed topography at two- foot intervals, drainage calculations, 10-year storm pipe design, 100-year storm level of protection, direction of drainage around each building pad location, appropriate easements as required.
(e) Preliminary erosion control plan. Including method, location and detail of erosion control measures, consistent with § 9.106(I)(6)(g), where applicable.
(f) Preliminary utility and/or on-site sewage treatment plan.
1. Plan and profile showing existing utilities, proposed utilities, connection with existing utilities (watermain, sanitary sewer, storm sewer) appropriate easements as required.
2. Note whether utilities will be publicly or privately constructed, owned and maintained.
(g) Preliminary street plan. Plan and profile showing internal roads, grades, lengths of cul-de-sacs, curb data (horizontal and vertical), connection to existing streets or platted right- of-way, provisions for future extensions or connections to adjacent land, appropriate easements of right-of-way.
(h) Preliminary wetland plan. Plan showing fill or draining of any wetland including sequencing justification and proposed mitigation. All wetlands must be delineated in accordance with 1989 Federal Manual for Identifying and Delineating Wetlands.
(i) Preliminary landscape plan. Landscaping required by city landscape policy. Plan must identify location, size species and quantity of plant materials.
(j) Right-of-way requirements. Letter from Anoka County and/or MN/DOT containing recommendations and/or regulations on access or right-of-way requirements, if the property abuts county or state roads or right-of-way, or proposes access to a state of county road.
(k) Supplementary data to be supplied with preliminary plat
1. Names or record owners of adjoining unplatted land.
2. Protective covenants in form of recording, if any.
3. Other information such as certificates, affidavits, endorsements, photographs, traffic studies or other information as may be required by the City Council and/or the Planning Commission and/or the city staff in the enforcement of these regulations.
4. Soil borings and analysis, if required by the City Engineer or Chief Building Official.
5. Evidence that ground water control is at least ten feet below the level of finished grades or plan for solving ground water problems, if required by the City Engineer.
6. The size and dimension of all lots.
7. Notarized certification by owner and by any mortgage holder of record, of the adoption of the plat and the dedication of streets and other public area.
(3) Final plat. The final plat shall be on sheets 20 inches wide by 30 inches long and shall be at a scale of 100 feet equals 1 inch or such other standard scale as approved by the City Engineer and in all other respects shall comply with Minnesota Statutes. Where necessary, plat or final plat may be on several sheets accompanied by a key map showing the entire subdivision. For large subdivisions, the final plat may be submitted for approval progressively in contiguous sections satisfactory to the City Council.
(a) The final plat shall contain the following information:
1. Certifications showing that all taxes due on the property to be subdivided have been paid in full.
2. An attorney’s opinion of title showing title or control of the property to be subdivided in the application.
3. Name of the subdivision, which shall not duplicate or too closely approximate the name of any existing subdivision.
4. Location of section, township, range, county and state, and including descriptive boundaries of the subdivision, based on an accurate traverse, giving angular and linear dimensions, which must mathematically close. The allowable error closure of any portion of a final plat shall be 1 in 7,500.
5. The location of monuments shall be shown and described on the final plat. 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.
6. 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 curbs, and with all other information necessary to reproduce the plat on the ground shall be shown. Dimensions shall be shown from all angle points of curb to lot lines.
7. Lots shall be numbered clearly. Blocks are to be numbered with numbers shown clearly in the center of the block.
8. The exact locations, widths and names of all streets.
9. Location and width of all easements.
10. Name and address of surveyor making the plat.
11. Scale of plat (the scale to be shown graphically on the bar scale), date and north arrow.
12. Statement dedicating all easements as follows and drainage facilities are reserved over, under, and along the strips marked “utility easements.”
13. 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.
14. Certification by registered surveyor in the form required by M.S. § 505.03, as amended.
15. Execution of all owners of any interest in the land and any holders of an mortgage thereon of the certificates required by M.S. § 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.
16. Space for certificates of approval and review to be filled in by the signatures of the City Engineer, City Clerk and Anoka County Surveyor.
(b) Additional plans to be submitted with the final plat include the following:
1. Final utility plan. Plan and profile showing existing utilities, proposed utilities, connection with existing utilities (watermain, sanitary sewer, storm sewer) appropriate easements as required. Note whether utilities will be publicly or privately constructed, owned and maintained.
2. Final wetland plan. Plan showing fill or draining of any wetland including sequencing justification and proposed mitigation. All wetlands must be delineated in accordance with 1989 Federal Manual for Identifying and Delineating Wetlands.
3. Landscape plan. Plan showing reforestation required by this article and landscaping required by city landscape policy. Plan must identify location, size, species and quantity of plant materials.
4. Final street plans for requirements established in § 9.116(D).
5. Park dedication. It is deemed necessary and consistent with sound city planning to provide in each new proposed plat or subdivision, areas for future development of park and recreational purposes. Each plat shall hereafter provide for a dedication to the municipality, an area not less than 10% of the total proposed area to be subdivided.
a. Such area shall consist of developable and usable land and shall be located so as to serve the present and future needs of the community for recreational or park purposes.
b. The Planning Commission and the Council shall consider the proposed location in relation to existing or contemplated recreational and park sites in other parts of the community and as to the suitability in meeting the requirements of the city’s comprehensive plan.
c. The following properties shall not be accepted for purposes of the owner’s compliance with divisions (C)(3)(b)5.a. or b. above: Land dedicated or obtained as easements for storm water retention, drainage, roadway and other utility purposes.
d. This requirement may be waived and/or modified by the Council after recommendation by the Planning Commission for one of the following reasons:
i. The enforcement of this provision would act as an extreme hardship to the property owner, because of the size of the tract involved, the topography of the land (zoning areas involved) or the owner has already dedicated comparable areas in other subdivisions in the city.
ii. The owner contributes the cash equivalent to the city for the Parks Capital Improvement Fund of the city. A cash equivalent shall be a sum mutually agreed upon representing 10% of the market value of the tract in an underdeveloped state on the date the preliminary plat is presented to the city.
e. The city, at its sole discretion, may consider a combination of an area dedication and cash contribution to total the 10% park dedication contribution.
(D) Design standards.
(1) The following design standards are to be followed unless the City Council shall permit a variance because of unusual circumstances due to the topography, placement of buildings or other factors making it reasonable to vary the standards set forth without nullifying the intent and purpose of the comprehensive plan or this section.
(2) Streets.
(a) The arrangement, character, extent, width, grade and location of all streets shall conform to the comprehensive plan and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.
(b) Where such is not shown in the comprehensive plan, the arrangement of streets in the subdivision shall either:
1. Provide for the continuation or appropriate projection of existing principal streets in surrounding areas; or
2. Conform to a plan for the neighborhood approved or adopted by the City Council to meet a particular situation where topography or other conditions make continuance or conformance to existing streets impractical.
(Ord. 1428, passed 5-29-01; Am. Ord.1470, passed 6-28-04; Am. Ord. 1537, passed 3-10-08; Am. Ord. 1675, passed 4-25-22)