Prior to the approval of a plat by the City Council, the subdivider shall have agreed, in the manner set forth below, to install, in conformity with approved construction plans and in conformity with all applicable standards and ordinances, the following improvements on the site. All required improvements shall be installed by the subdivider except that the city reserves the right to elect to install all or part of the improvements required under the provisions of this title pursuant to M.S. Ch 429, as it may be amended from time to time. If the city elects to install the improvements the city may require the developer to post a cash escrow or letter of credit guaranteeing payment of the assessments.
(A) Survey monuments. All subdivision boundary corners, block and lot corners, road intersection corners and points of tangency and curvature shall be marked with survey monuments meeting the minimum requirements of state law. All U.S., state, county and other official bench marks, monuments or triangulation stations in or adjacent to the property shall be preserved in precise position unless a relocation is approved by the controlling agency.
(B) Roads. All roads shall be improved in accordance with the road design standards as specified in the Chapter.
(1) Trees and boulevard sodding shall be planted in conformance with the standards and specifications as required by the City Council
(2) Street signs of the design approved by City Council shall be installed at each street intersection.
(3) Driveway approaches of a standard design or pedestrian pathways as may be requiring by the City Council shall be installed.
(4) Street lighting fixtures as may be required by the City Council shall be installed.
(C) Grading. The full width of the right-of-way of each street and alley dedicated in the plat shall be graded for an urban design roadway.
(D) Pavement. All streets and alleys shall be improved with concrete or bituminous surface except as may be approved by action of the City Council.
(E) Curb and gutter. Along both sides of an urban designed street, curb and gutter shall be installed. Concrete curb and gutter is recommended, however, bituminous curbing would be permitted if approved by the City Council.
(F) Sidewalks. These may be required along both sides of all streets in areas where residential density equals or exceeds three dwelling units per net acre of residentially used land or in commercial areas.
(G) Water supply.. In the case where mains from a public water system are available, the subdivider shall be required to install water mains in the plat and connect the same to such public water system. In other cases, individual wells shall be used, either shall be provided in accordance with state and city regulations.
(H) Public sanitary sewer. In all cases where trunk line sanitary sewer facilities are available, the subdivider shall be required to install sanitary sewers in the plat and connect the same to such trunk line sewers. If such facilities are not available but it is expected they will be within five years, the City Council may require that such sewers, together with all necessary laterals extending from the main sewer to the street curb shall be installed and capped for future connection as service becomes available. In that event the subdivider may also install on-site disposal units provided they are so located as to permit easy and the least expensive connection to the sewer when it becomes available and usable in accordance with the city sanitary sewer ordinance, the State Department of Health, and the State Pollution Control Agency. Where such on-site units are installed, the subdivider shall provide underground plumbing to extend three feet beyond the footing which plumbing shall be plugged. The area around the stack shall be scored so that the septic tank line can be disconnected and connection can be made with the public sanitary sewer system. Either shall be provided in accordance with state and city regulations.
(1) Any subdivision or lot not provided with off-site sewer facilities shall be subject to soil and percolation tests to determine whether the lot size proposed will meet minimum standards of health and sanitation due to limitations of soils as shown on existing soils maps. The Lot Area and topography must be such that it will accommodate an adequate disposal system to serve the residence for the estimated unsewered years, as determined by the City Council. Such test shall be made at the expense of the subdivider, and a sketch map shall be submitted to identify the specific locations where tests were made. Two soil borings shall be performed on each proposed lot by a certified soil tester. Additional testing may be required if serious limitations for the installation of an on-site septic system are found.
(I) Drainage facilities. Such facilities and easements shall be installed as will adequately provide for the drainage of surface waters; a storm sewer system may be required. Drainage way easements or land dedication may be required when such easements or land is needed in the public interest for purposes of floodplain management, proper drainage, prevention of erosion, pedestrian access to water bodies, or other public purpose. If there is a watershed district, that Board must approve all surface water drainage.
(1) When possible, existing natural drainageways, wetlands and vegetated soil surfaces must be used to convey, store, filter and retain stormwater runoff before discharge to public waters.
(2) Development must be planned and conducted in a manner that will minimize the extent of disturbed areas, runoff velocities, erosion potential and reduce and delay runoff volumes. Disturbed areas must be stabilized and protected as soon as possible and facilities or methods used to retain sediment on the site.
(3) When development density, topographic features, and soil runoff using natural features, and vegetation, various types of constructed facilities such as diversions, settling basins, skimming devices, dikes, waterways and ponds may be used. Preference must be given to designs using surface drainage, vegetation and infiltration rather than buried pipes and man-made materials and facilities.
(4) If there is a watershed district, that Board must approve all surface water drainage.
(J) Landscaping. All developments shall be landscaped with a combination of overstory trees, understory trees, shrubs, flowers and ground cover materials. All areas not covered by buildings, streets, sidewalks, parking lots, driveways or similar hard surface materials shall be covered with sod or an equivalent ground cover approved by the city. This requirement shall not apply to site areas retained in a natural state. All new landscape trees and shrubs must meet the American Standard for Nursery Stock and American National Standard relating to planting guidelines, quality of stock and appropriate sizing of the root ball. Landscape trees must be balled and burlapped or moved from the growing site by tree spade. Deciduous trees will be not less than one and one quarter inches but not more than three inches caliper for balled and burlapped trees, and not less than three inches but not more than six inches caliper for spade-moved trees. Coniferous trees will not be less than six feet in height but no more than eight feet for balled and burlapped trees, and not less than eight feet in height but not more than fourteen feet for spade-moved coniferous trees. The city may allow larger balled and burlapped or spade moved trees if these trees are accompanied with a three year guarantee.
(K) Erosion and sediment control. The development shall conform to the natural limitations presented by topography and soil so as to create the least potential for soil erosion. If determined necessary by the City Engineer, the subdivider shall be required to submit an erosion and sediment control plan. Erosion and sediment control measures shall be consistent with best management practices (BMPs) for erosion and sedimentation control as specified in the "Minnesota Stormwater Manual" (MPCA, 2005), as amended, and shall be sufficient to retain sediment on site. Erosion and sediment controls shall meet the standards for the general permit authorization to discharge stormwater associated with construction activity under the national pollutant discharge elimination system/state disposal system permit program permit MN Rl00001 (NPDES general construction permit) issued by the Minnesota Pollution Control Agency, as amended. Final stabilization of the site must be completed in accordance with the NPDES construction permit requirements.
(L) Miscellaneous facilities. Tree planting, street name signs, traffic-control signs, oversized utility trunk lines, pedestrian ways and other improvements may be required.
(M) It is hereby the announced policy of the city that full and complete utility systems be installed in all needed areas as soon as is practicable and feasible. Accordingly, the city shall proceed as soon as it is practicable after final approval of a subdivision with installation within the subdivision of such improvements as may be determined to be necessary. In the event of small subdivisions or in subdivisions in which development may proceed slowly, or in other events in which the construction of surfaced streets, sidewalks, utility lines or other improvements is clearly not feasible immediately following the approval of the plat, the City Council may elect to commence assessment proceedings, utilize funds of a cash escrow agreement or otherwise move to finance and install improvements when the subdivision is developed to the point of warranting the improvements. Such improvements are required in order to provide greater assurance of public health, assure reliability of water supply, provide for economy of installation, provide more effective fire fighting through hydrants, and otherwise protect the public health, safety, convenience and general welfare.