§ 152.057 LAND REQUIREMENTS.

   (A)   Land shall be suited to the purpose for which it is to be subdivided. No plan shall be approved if the site is not suitable for the purposes proposed by reason of potential flooding, topography, or adverse soil, rock formation, or wetlands.

   (B)   Land subject to hazards to life, health, or property shall not be subdivided until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the subdivision plan.

   (C)   Proposed subdivisions shall be coordinated with surrounding jurisdictions and/or neighborhoods so that the city as a whole may develop efficiently and harmoniously.

§ 152.058 BLOCKS.

   (A)   Block length. In general, intersecting streets determining block lengths shall be provided at such intervals so as to serve cross-traffic adequately and to meet existing streets. Where no existing plats control, the blocks in residential subdivisions should not exceed 1,320 feet, nor be less than 500 feet in length, except where topography or other conditions justify a departure from this standard. In blocks longer than 800 feet, pathways and/or easements through the block may be required near the center of the block.

   (B)   Block width. The width of the block shall normally be sufficient to allow two tiers of lots of appropriate depth. Blocks intended for business or industrial use shall be of such width as to be considered most suitable for their respective use, including adequate space for off-street parking and deliveries.

§ 152.059 LOTS.

   (A)   Area/width. The minimum lot area and width shall not be less than that established by the city zoning ordinance in effect at the time of adoption of the subdivision.

   (B)   Corner lots. Corner lots for residential use shall have additional width to permit appropriate building setback from both streets as required in the zoning ordinance.

   (C)   Side lot lines. Side lines of lots shall be approximately at right angles to street lines or radial to curved street lines.

   (D)   Building sites. Unless approved by the City Engineer upon the basis of plans submitted showing alternative acceptable surface drainage measures, each lot shall provide an adequate building finished floor elevation at least 12 inches above the top of the adjacent curb.

   (E)   Frontage. Every lot must have the minimum frontage on a city-approved right-of-way other than an alley, as required in the city zoning ordinance.

   (F)   Access. Each individual lot shall directly access a public street.

   (G)   Setback lines. Setback or building lines shall be shown on all lots intended for residential use and shall not be less than the setback required by the city zoning ordinance, as may be amended.

   (H)   Watercourses. Watercourses shall be contained within abutting lots. Watercourses shall be protected by easement to the anticipated high water level (as determined by the city). Lots with easements protecting watercourses shall have sufficient dimensions and area above the normal water mark.

   (I)   Drainage. Lots shall be graded so as to provide drainage away from building locations, subject to the approval of the City Engineer. A grading plan shall be submitted showing all lot grading and drainage provisions.

   (J)   Features. In the subdividing of any land, due regard shall be shown for all natural features, such as tree growth, watercourses, topography, historic spots, or similar conditions which, if preserved, will add attractiveness and stability to the proposed development.

   (K)   Lot remnants. All remnants of lots below minimum size left over after subdividing of a larger tract must be added to adjacent lots or outlot, rather than be allowed to remain as unusable parcels.

   (L)   Political boundaries. No subdivision shall extend over a political boundary or school district line without document notification to affected units of government.

   (M)   Frontage on two streets. Double frontage, or lots with frontage on two parallel streets, shall not be permitted except where lots back on major collector streets or county or state highways, or where topographic or other conditions render subdividing otherwise unreasonable. Such double frontage lots shall have an additional depth of at least 20 feet in order to allow space for screen plantings and/or buffering along the back lot line. As part of the subdivision review process, the submission of a buffering and screening plan may be required.

   (N)   Access to major collector streets.

      (1)   In the case where a proposed subdivision is adjacent to a major collector street, said streets to be defined by the city’s Comprehensive Plan, there shall be no direct vehicular access from individual lots to such streets and roads. In the subdividing of small tracts of land fronting on limited access highways or major collector streets where there is no other alternative, a temporary access may be granted, subject to terms and conditions defined by the City Council and applicable county or state agencies.

      (2)   As neighboring land becomes subdivided and more preferable access arrangements become possible, temporary access permits shall become void.

      (3)   In cases where direct lot access to collector or arterial streets is allowed, special traffic safety measures including, but not limited to, provisions for on-site vehicle turnaround shall be required.

      (4)   In cases where a proposed subdivision is adjacent to a county or state highway, the subdivision shall be subject to county and/or state approval.

   (O)   Outlots. Lot remnants and future subdivision development phases shall be platted as outlots. Typically, stormwater ponds shall be contained within outlots. In cases where outlots are created or exist, their area shall not be utilized in calculating minimums for buildable lot area requirements. Outlots are also prohibited from qualifying for building permits.

§ 152.060 STREETS AND ALLEYS.

   All streets shall be dedicated for public use except by approval through planned unit development.

   (A)   Contiguous streets. Except for cul-de-sacs, streets shall connect with streets already dedicated in adjoining or adjacent subdivisions, or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivided tracts. The arrangement of arterials and collector streets shall be considered in their relation to the reasonable circulation of traffic, to topographic conditions, to runoff of stormwater, to public convenience and safety, and in their appropriate relation to the proposed uses of the area to be served and in compliance with the Comprehensive Plan.

   (B)   Local streets and dead-end streets. Local streets should be so planned as to discourage their use by non-local traffic. Dead-end streets are prohibited, but cul-de-sacs shall be permitted where topography or other physical conditions justify their use. Cul-de-sacs shall not be longer than 600 feet, including a terminal turnaround which shall be provided at the closed end, with a right-of-way radius of not less than 60 feet. A 45-foot street surface radius will be required on all cul-de-sacs.

   (C)   Street plans for future subdivisions. Where the subdivision to be submitted includes only part of the tract owned or intended for development by the applicant, a tentative plan of a proposed future street system for the unsubdivided portion shall be prepared and submitted by the applicant. When determined necessary by the city, the plan shall extend streets and utilities to the property line of the adjacent tract and/or tracts.

   (D)   Temporary cul-de-sacs. In those instances where a street is terminated pending future extension in conjunction with future subdivision, a temporary turnaround facility shall be provided at the closed end, in conformance with cul-de-sac requirements.

   (E)   Subdivisions abutting major rights-of-way. Wherever the proposed subdivision contains or is adjacent to the right-of-way of a U.S. or state highway or county thoroughfare, provision may be made for a marginal access street approximately parallel and adjacent to the boundary of the right-of-way; provided, that due consideration is given to proper circulation design, or for a street at a distance suitable for the appropriate use of land between the street and right-of-way. The distance shall be determined with due consideration of the minimum distance required for approach connections to future grade separations, or for lot depths.

   (F)   Pathways.

      (1)   Pathways shall be established in accordance with the city’s Comprehensive Plan for Parks, Pathways, and Open Space, the city’s Proposed Pathway Connections Guide, and in other areas where trails will serve an important transportation or recreational purpose as recommended and approved by the City Council.

      (2)   Trail corridors shall meet the following minimum requirements unless otherwise permitted by the City Council:

         (a)   Dedicated to the city as an easement for public trail purposes;

         (b)   Minimum 30-foot wide corridor;

         (c)   Minimum ten-foot wide surface;

         (d)   Compliant with the Americans with Disabilities Act (ADA);

         (e)   No above-ground utilities (i.e., lift stations, utility boxes) may be within the trail corridor;

         (f)   A landscape plan, including shrubs and trees, shall be required on trail corridors located in the side yard of residential lots. These landscape plantings shall be in addition to those required by other sections of this code;

         (g)   Due regard shall be shown for trees, wetlands, and other environmental features when locating and constructing trails; and

         (h)   Compliance with city, county, and state transportation plans.

   (G)   Compliance with city, county, and state transportation plans.

      (1)   All subdivisions adjacent to or incorporating planned streets which are identified in the city, county, and state transportation plans, as amended, or existing streets shall comply with the minimum right-of-way, surfaced width and design standards as outlined in the plans or as recommended by the City Engineer.

      (2)   Infrastructure planning for safe routes to school shall be incorporated into subdivision and pathway design in accordance with the city’s Comprehensive Plan for Parks, Pathways, and Open Space, and the city’s Proposed Pathway Connections Guide.

   (H)   Street design.

      (1)   The classification of street and determined right-of-way width shall be determined by the city’s Comprehensive Plan.

      (2)   Minimum right-of-way widths, paving widths, angles of intersection, curb radii, distances along sides of sight triangles, horizontal alignments, vertical alignments, as well as maximum grades shall be in accordance with the following table:

Street Design
Design Element	Minor Arterial	Major Collector	Minor Collector	Local Streets	Cul-de- Sacs	Pathway	Private Common Access**
Right-of-way width*	150 ft.	130 ft.	80 - 100 ft.	60 ft.	60 ft.	30 ft.	30 ft.
Paving width**	52 ft.	52 ft.	44 ft.	32 ft.	32 ft./45 ft. R	10 ft.	20 ft.
Maximum grade	7.5%	7.5%	7.5%	8%	8%	8%	8%
Minimum grade	0.50%	0.5%	0.5%	0.5%	0.5%	0.5%	0.5%
Cross grade	2 - 3% crown					2% max	2 - 3% crown
Design section	10 ton	9 ton	9 ton	9 ton	9 ton	N/A	9 ton
Minimum angle intersection	90	90	80	70	70	N/A	70
Minimum curb radius	65 ft.	50 ft.	35 ft.	20 ft.	15 ft.	-	20 ft.
Grades for 25 feet before intersection	2.00%	2.00%	2.00%	2.00%	2.00%	2.00%	2.00%
Site triangles (distance along sides of) through street/stop street	690/30 ft.	490/30 ft.	490/30 ft.	250/30 ft.	250/30 ft.	N/A	250/30 ft.
Horizontal align (min. radius of centerline)	700 ft.	500 ft.	300 ft.	200 ft.	75 ft.	N/A	100 ft.
Vertical curves (min. sight distance)	650 ft.	475 ft.	325 ft.	250 ft.	100 ft.	N/A	300 ft.
Pathway	Required on both sides	Required on both sides	Required on both sides	Sidewalk required on single side		See above design notations
NOTE: Alternate right-of-way width requirements may be allowed for specific thoroughfares based on anticipated traffic volume, planned function of street, jurisdiction of street, topography, and character of abutting land use. Increased width will be set by the City Council upon recommendation of the Planning Commission and City Engineer.
Street design requirements may be altered based on existing topographic conditions as approved by the City Council upon recommendation of the Planning Commission and City Engineer.
Based on future roadway functional classification
*As measured from face of curb to face of curb.
**The City Council may choose to approve private common access for PUD, townhouse development, and the like, where appropriate. Standards for said access, however, shall comply with minimums as outlined for minor streets (except ROW) and all other provisions as required by the Council.

 

   (I)   Streets in flood hazard area. No street shall be approved if its final surface is at a lower elevation than two feet below the regulatory flood protection elevation. The City Council may require profiles and elevations of finished streets for areas subject to flooding. Fill may be used for streets, provided such fill does not unduly increase flood heights and provided any such fill would not result in a stage increase violating the requirements of applicable Minnesota Statutes, and any applicable requirements imposed by the Federal Emergency Management Agency pursuant to its rules and regulations. Drainage openings shall not restrict the flow of water so as to unduly increase flood heights, and provided any such drainage opening would not violate the requirements of applicable Minnesota Statutes, as such chapters may be amended, supplemented, or replaced from time to time, and any applicable requirements imposed by the Federal Emergency Management Agency pursuant to its rules and regulations.

   (J)   Reverse curves. Minimum design standards for minor arterial and major collector streets shall comply with Minnesota Department of Transportation State Aid Standards.

   (K)   Reserve strips. Reserve strips controlling access to streets shall be prohibited except under conditions accepted by the City Council.

   (L)   Private streets. Private streets and reserve strips, except in the case of planned unit developments, shall be prohibited and no public improvements shall be approved for any private street. If any person applies to subdivide or replat any land or parcels adjoining an existing private street, they shall be required to dedicate the private street for public use and schedule for improvement to public street standards at the time of final plat.

   (M)   Street intersections. Intersections having more than four corners shall be prohibited. Adequate land for future intersections and interchange construction needs shall be dedicated. Angles formed by the intersection of two streets shall comply with the provisions of division (H) above.

   (N)   Street intersection offsets. Street jogs in local streets shall have a centerline offset of not less than 150 feet. Street jogs in arterial and collector streets shall have a centerline offset of not less than 300 feet.

   (O)   Centerline curvature. The minimum horizontal curvature of streets shall be in accordance with the MNDOT Highway Design Manual for the type of street and design speed.

   (P)   Half streets. Half streets shall be prohibited except where it will be practical to require the dedication of the other half when the adjoining property is subdivided, in which case the dedication of a half street may be permitted. The probable length of time elapsing before dedication of the remainder shall be considered in this decision. No permanent street improvement shall be permitted within a half street right-of-way. All lots having frontage or access solely from a half street are prohibited from being eligible for building permits.

   (Q)   Dedication. All proposed streets shown on the subdivision shall be in conformity to city, county, and state plans and standards and be offered for dedication as public streets unless otherwise determined by the City Council.

   (R)   Curbs and gutters. Concrete curbs and gutters shall be required on all streets, unless otherwise directed by the City Council at the time the subdivision is approved.

   (S)   Pavement. Pavement shall be installed in accordance with the City Design Manual.

   (T)   Sidewalk. Sidewalks shall be provided on one side of all roadways and shall be installed in accordance with standards and specifications approved by the City Council.

   (U)   Private utilities. In all subdivisions, all telephone, electric, and gas lines shall be placed underground within dedicated public ways or recorded easements in such a manner as to not conflict with other underground services. All underground installation of service lines within street rights-of-way shall be completed in a manner that will not disturb street surfacing.

§ 152.061 EASEMENTS.

   (A)   Municipal utility improvements lying within public easements. Municipal utility improvements lying within public easements shall become city property without further notice or action, with exception of approved private streets and private storm sewer systems.

   (B)   Disturbance of surface of easement area. If the surface of the easement area of any portion thereof shall be disturbed by the operation, maintenance, replacement, or removal activities in connection with the use of the easement, said surface and improvements shall be promptly restored by the fee owner of the easement area to their condition prior to the disturbance.

   (C)   Width and location. An easement for drainage and utilities at least six feet wide shall be provided along each side line of each lot and an easement of 12 feet wide shall be provided along the front, side and rear line of each lot line located along the perimeter of the plat.

   (D)   Continuous utility easement locations. Drainage and utility easements shall connect with easements established in adjoining properties. These easements, when approved, shall not thereafter be changed without the approval of the City Council after a public hearing.

   (E)   Guy wires. Additional easements for pole guys should be provided, where appropriate, at the outside of turns. Where possible, lot lines shall be arranged to bisect the exterior angle so that pole guys fall alongside lot lines.

   (F)   Stormwater management ponds. New stormwater management ponds that are constructed as part of subdivisions shall be covered by drainage and utility easements or outlots that are dedicated to the city. At least one side of a pond should be located adjacent to public right-of-way or an approved maintenance access route and adequate easement dedicated to provide access for future maintenance.

(Ord. 772, passed 3-14-2022)

§ 152.062 EROSION AND SEDIMENT CONTROL DRAINAGE.

   (A)   Erosion and sediment control standards shall comply with the city’s engineering design guidelines (“Design Manual”) as well as Chapter 4 of the city’s zoning ordinance.

   (B)   The development shall conform to the natural limitations presented by topography and soil so as to create the least potential for soil erosion.

   (C)   Erosion and siltation control measures shall be coordinated with the different stages of construction. Appropriate control measures shall be installed prior to development when necessary to control erosion.

   (D)   Land shall be developed in increments of workable size such that adequate erosion and siltation controls can be provided as construction progresses. The smallest practical area of land shall be exposed at any one period of time.

   (E)   When soil is exposed, the exposure shall be for the shortest feasible period of time.

   (F)   In the event that permanent stabilization cannot be feasibly obtained within 14 days after construction activity in that portion of the site has temporarily or permanently ceased, and seven days if discharge points are located within one mile of an impaired or special water body, temporary soil stabilization BMPs must be implemented within the time frame.

   (G)   Where the topsoil is removed, sufficient arable soil shall be set aside for respreading over the developed area. The soil shall be restored to a depth of four inches and shall be of a quality at least equal to the soil quality prior to development.

§ 152.063 DRAINAGE.

   Drainage facilities shall be in accordance with the City Design Manual and approved by the City Engineer.

§ 152.064 STEEP SLOPES.

   Subdivision design shall be consistent with limitations presented by steep slopes. Subdivisions shall be designed so that no construction or grading will be conducted on slopes steeper than 3:1 in grade, unless otherwise approved by the City Engineer based on exiting topographic conditions.