(A) Lot suitability. Each lot created through subdivision must be suitable in its natural state for the proposed use with minimal alteration. Suitability analysis by the city shall consider susceptibility to flooding, existence of wetlands, soil and rock formations with severe limitations for development, severe erosion potential, steep topography, inadequate water supply or sewage treatment capabilities, near-shore aquatic conditions unsuitable for water-based recreation, important fish and wildlife habitat, presence of significant historic sites or any other feature of the natural land likely to be harmful to the health, safety or welfare of future residents of the proposed subdivision or of the community.
(B) Preliminary Plat.
(1) Preliminary plat must be prepared by a Minnesota Registered Land Surveyor and certified as such. Plats must conform to the technical requirements of M.S. § 505.021, as it may be amended from time to time.
(2) Scale: 1 inch equals 100 feet, if possible, but not smaller than 1 inch equals 200 feet.
(3) Identification and description:
(a) Proposed name of subdivision, which name shall not duplicate or be alike in pronunciation of the name of any plat theretofore recorded in the city;
(b) Location by section, township, range or by other identifying description
(c) Name and address of the record owner, and any agent having control of the land, subdivider, land surveyor, engineer and designer of the plan;
(d) Graphic scale not less than one inch to 100 feet;
(e) North point and vicinity map of area showing well known geographical points for orientation within a one-half mile radius;
(f) List of adjoining property owners within 350 feet of the proposed plat;
(g) Date of preparation; and
(h) A dedication statement as required by M.S. § 505.021, Subd. 2, as it may be amended from time to time, describing what part of the subdivision land is dedicated, to whom and for what purpose.
(4) Existing conditions in tract and in surrounding area to a distance of 300 feet:
(a) Boundary lines shall be shown clearly and to such a degree of accuracy that conforms to the plat in that no major changes are necessary in preparing said plat;
(b) Boundary line of proposed subdivision, clearly outlined and dimensioned;
(c) Existing zoning classifications for land in and abutting the subdivision;
(d) Total acreage and total water frontage (shoreland areas) and water boundaries;
(e) Platted roads, rights-of-way and utility easements
(f) Existing buildings and structures
(g) Location and size of existing sewers, water mains, culverts, wells, septic systems or other underground facilities within the preliminary plat area and to a distance of 100 feet beyond. Such data as grades, and locations of catch basins, manholes, hydrants and street pavement width and type, shall also be shown;
(h) Boundary lines of adjoining unsubdivided or subdivided land, within 100 feet, identified by name and ownership, but including all contiguous land owned or controlled by the subdivider;
(i) Topographic data, including contours at vertical intervals of not more than two feet except where the horizontal contour interval is 100 feet or more, a one foot vertical interval shall be shown. Water courses, marshes, wooded areas, rock outcrops, power transmission poles and lines and other significant features shall also be shown. National Geodetic Vertical Datum 1929 adjustment shall be used for all topographic mapping;
(j) A copy of all proposed private restrictions shall be submitted;
(k) Plans for the provision of potable water, sewage disposal, drainage, and flood control;
(l) Summary of soil and vegetation types (terrestrial and aquatic);
(m) Lakes, water courses and wetlands and such other information as soil tests, location of the ordinary high water level and contours at vertical intervals of not more than ten feet. All elevation data shall be mean sea level or some other assumed, workable datum;
(n) Evidence that the ground water level is at least three feet below the level of finished grades or plans for resolving any ground water problems; and
(o) All other information required by M.S. § 505.021, as it may be amended from time to time.
(5) In areas where public sewer is not available, two soil borings shall be completed on each lot with results being submitted to the City Planning Commission. If it appears soil may not be suitable on any lot for the installation of an on-site septic system, additional borings and percolation tests may be required;
(a) Soil types and location of limits of each soil type as shown in the soil survey of the county;
(b) All slopes in excess of 12% shall be delineated by shading or hatching;
(c) If severe soil limitations for the intended use are noted in the soil handbook on file in the Planning Commission and the County Soil and Water Conservation District Office, a plan or statement indicating the soil conservation practice or practices to be used to overcome said limitation shall be made part of the permit application; and
(d) On all lakes, ponds and wetlands, all water surface elevations, natural ordinary high elevation, and present and proposed 100-year flood elevations shall be denoted;
(6) Subdivision design features.
(a) Layout of proposed road rights-of-way and utility easements showing road names, approximate lot dimensions, parks, and other public areas. All roads must be identified along with proposed names of streets. The name of any street shall conform to the county uniform street naming and property numbering system as applicable. The road wright-of-way layout shall include all contiguous land owned or controlled by the subdivider;
(b) Statement of the proposed use of all parcels stating type of residential buildings with number of proposed dwelling units; type of business or industry so as to reveal the effect of the development on traffic, fire hazards and congestion of population;
(c) Gradients of proposed streets, sewer lines and water mains and drainage plans on a copy of the contour map. Plans and profiles showing locations and typical cross-sections of street pavement including curbs, gutters, sidewalks, drainage easements, servitude rights-of-way, manholes and catch basins;
(d) Locations and widths of proposed alleys and pedestrian ways;
(e) Lot and block numbers and preliminary dimensions of lots and blocks and area of each lot;
(f) Proposed front, side and rear building setback lines;
(g) Location and size of proposed sanitary sewer lines and water mains or proposed city sewer and water systems;
(h) Areas, other than streets, alleys, pedestrian ways and utility easements, intended to be dedicated or reserved for public use, including the size of such area or areas in acres;
(i) Statement of proposed protective covenants;
(j) Grading and drainage plan for entire subdivision. If any fill or excavation is proposed in a wetland or lake, approval must be obtained from the State Department of Natural Resources and Army Corps of Engineers; and
(k) Erosion and sediment control plan.
(l) Source of water supply;
(m) Provisions for sewage disposal, surface water drainage and flood control;
(n) Easement dedications must be provided over natural drainage or ponding areas for management of stormwater;
(o) If any zoning changes are contemplated, the proposed zoning plan for the areas, including dimensions;
(p) Such other information as may be requested by the City, Engineer, or Planning Commission; and
(q) Where the subdivider owns property adjacent to that which is being proposed for the subdivision, the Planning Commission may require that the subdivider submit a sketch plat of the remainder of the property so as to show the possible relationships between the proposed subdivision and future subdivision. In any event, all subdivisions must be shown to relate well with existing or potential adjacent subdivisions and land use.
(7) Preliminary Title Opinion. The subdivider shall provide a Preliminary Title Opinion, prepared by an attorney of the subdivider's choosing, in substantial conformity with the form set forth as Appendix I to this chapter.
(8) On-site. Within 14 days of submitting the preliminary plat, the subdivider must clearly stake and identify the tentative proposed lot corners and the proposed center line of the road serving the proposed subdivision.
(C) Final Plat. The final plat shall include the following:
(1) Such information as was found necessary for review and requested by the Planning Commission, if the city has a Planning Commission, or City Council;
(2) Data requirements as set forth in M.S. Ch. 505, as it may be amended from time to time;
(3) All interior and exterior boundary lines shall be correctly designated on the plat and shall show bearings on all straight lines, or angles at all angle points, and central angle and radii and arc lines for all curves. Durable iron monuments shall be set at each angle and curve point on the interior and exterior boundary lines and at all block corners and at all intermediate points on the block or lot lines indicating a change of direction in the lines. The plat shall indicate that the monuments have been set;
(4) An identification system for all lots and blocks. All lots shall be numbered consecutively;
(5) The area (in square feet) and dimensions of all lots in feet;
(6) The subdivider shall submit two hardshells, one transparency copy and six duplicate copies of the final plat;
(7) All signatures on the plat must be in black ink;
(8) Certification by a registered land surveyor to the effect that the plat represents a survey made by them and that monuments and markers shown thereon exist as located and that all dimensional and geodesic details are correct;
(9) Notarized certification by the fee owner, any contract for deed vendees and by any mortgage holder of record, of the adoption of the plat and the dedication of roads and other public areas as required by M.S. § 505.021, Subd. 3, as it may be amended from time to time;
(10) Certification showing that all taxes, special assessments and utility charges currently due on the property to be subdivided have been paid in full for the calendar year in which the plat is filed;
(11) Form for approval by Registered Land Surveyor:
I hereby certify that I have reviewed this plat and found it to be in compliance with the surveying requirements of the Subdivision Control Ordinance of the City and Minnesota Statutes Ch. 505.
(12) The subdivider shall provide the County Auditor's Office with a Final Title Opinion prepared by the attorney who prepared the Preliminary Title Opinion in substantial conformity with the form set forth as Appendix II to this chapter, within 14 days of the final plat being recorded. The attorney shall also sign the following statement on the face of the plat prior to filing:
I hereby certify that proper evidence of title has been presented to and examined by me, and I hereby approve this plat as to form and execution.
(13) Form for Mortgage Statement:
I hereby attest to the fact that there are no mortgages, other than shown, outstanding against any of the property in this subdivision.
Signed_________________________________________ Dated_____________.
Subdivider
(14) Form for comparison by Administrative Officer:
Comparison with Preliminary Plat made this______ day of______,________.
Signed______________________________
City Administrative Officer
(15) Form for approval by City Council:
Accepted and approved by the City Council of the city of , Minnesota, this__________day of,_____, _____.
Signed______________________________
Mayor Signed
Signed______________________________
City Clerk-Administrator
(16) Form for approval by County Treasurer:
I hereby certify that the taxes for the year__________for the lands described within are paid.
Signed______________________________ Dated__________
County Treasurer
(17) Form for approval by County Auditor:
No delinquent taxes and transfer entered. Dated__________
Signed______________________________
County Auditor Signed
Signed______________________________
Deputy Auditor
(18) Form for approval by County Recorder:
I hereby certify that the within instrument was filed in this office for record on the__________day of__________, at__________o'clock_____.M., and was duly recorded in Book of____________________on page__________.
Signed ______________________________
County Recorder Signed
Signed ______________________________
Deputy Recorder