(A) Overview. Except as hereinafter provided, all divisions of property shall be by means of an approved plat.
(B) Concept Plan
(1) Prior to the submission of any plat for consideration, the subdivider is encouraged to meet with City staff to introduce himself or herself as a potential subdivider and learn what shall be expected of her or him or her in the capacity and to determine the relationship of the proposed subdivision with the Comprehensive Plan for the affected area. Prior to submitting a preliminary plat, the subdivider shall present a concept plan pursuant to the following minimum requirements:
(a) Plat boundary;
(b) North arrow and graphic scale;
(c) Street layout on and adjacent to plat;
(d) Designation of existing and proposed land use and zoning;
(e) Significant topographical features;
(f) General lot locations and layout; and
(g) Showing divisions (1)(a) through (6)(a) above for adjacent lands owned or controlled by the subdivider.
(C) Preliminary Plat.
(1) Application. The property owner, individual or other entity that has legal interest in the property may submit an application for a preliminary plat on forms provided by the City, accompanied by the preliminary plat fee as determined by the City Council. The application shall contain the following information.
(a) Preliminary Plat Requirements. The preliminary plat size shall not be less than 20 inches by 30 inches. All subdivision maps shall be drawn at a scale of one inch is equal to 100 feet, unless otherwise required. An 11 inch by 17 inch reduced print of each plan and plat is also required. The preliminary plat shall contain the following information:
1. Identification and Description
a. Proposed name of subdivision, which shall not duplicate or be similar in pronunciation or spelling to the name of any plat already existing within the County;
b. Legal description of the property;
c. Names and addresses of the owner of record and any agent having control of the land, subdivider, land surveyor, engineer, and designer of the plat;
d. Existing conditions;
e. Boundary line of proposed subdivision;
f. Existing zoning classification;
g. Total approximate acreage and dimensions of the lots;
h. Location, widths and names of all existing or previously platted street or other public way showing type, width and condition of improvements, if any, railroad and utility right-of-way, parks and public open spaces, permanent buildings and structures, easements, locations of catch basins, manholes and hydrants, and any grades and/or invert elevations. The alignment and grade of streets shall be designed under the direct supervision of a registered professional engineer and should be done jointly with a registered land surveyor.
i. Boundary lines of adjoining land within 150 feet, identifying by name and ownership;
j. Topography data, including contours at vertical intervals of not more than two feet; including 500 ft of adjoining land.
k. Water courses, marshes, wooded areas, rock outcrops, flood plains, ponds with normal water level, ordinary high water level, and 100-year water level labeled, power and transmission poles and lines and other significant features; and
l. A description of soil types and characteristics for the tract.
2. Subdivision Design Features
a. Street name shall conform to the Dakota County Street Naming and Numbering System;
b. Location and width of proposed alleys, pedestrian ways and utility easements.
c. Typical cross-sections of proposed improvements upon streets and alleys together with an indication of the proposed stormwater run-off.
d. Location, size, elevation, and gradient of the proposed sanitary sewer, storm sewer, and watermain pipes and structures, if any.
e. Location and size of all storm water management practices. Ponds shall be labeled with normal water level, ordinary high water level, and 100-year water level .
f. Layout, number, and dimension of all lots within the plat.
g. Areas of than streets, alleys, pedestrian ways and utility easements intended to be dedicated or reserved for public use, including the size of such area in acres.
3. Other Information
a. Statements of the proposed use of lots stating type of buildings with number of proposed units, type of business or industry so as to reveal the effect of the development on traffic, fire hazards or congestion of population;
b. Proposed protective covenants, if any;
c. Provisions for water supply;
d. Storm water management plan with calculations. Included in the storm water management plan shall be maintenance procedures and their expected frequency
e. Provisions for sewage disposal, drainage, and flood control. If any zoning changes are contemplated, the proposed zoning plan for the areas, including dimensions;
f. Where parcels of land are subdivided into residential lots greater than 24,000 square feet or 150 feet in width at the front setback line, the plat shall be designed and shall show (in dashed lines) how lots can be re- subdivided at some later date.
(2) Review.
(a) Review Process. Incomplete applications shall be rejected within ten business days after it is received by the City. After receipt of a completed application that contains all the required information, the application shall be forwarded to the Planning Commission for a recommendation to the City Council. The Planning Commission or the City Council must hold a public hearing on the application.
(b) Decision. The City Council shall act upon a completed application within 120 days of its submission, unless the applicant approves an extension in writing.
1. Approval of a preliminary plat shall be approved in the form of a resolution by majority vote of the entire governing body. The governing body may require modifications, changes and revisions, or add conditions to the plan as it deems necessary to carry out the purpose and intent of this Title, the Zoning Ordinance or the Comprehensive Plan. Approval of the plan is an acceptance of the general layout and authorizes the subdivider to complete the steps necessary for final plat approval in accordance with the terms of preliminary approval. Such preliminary approval does not constitute final acceptance of the subdivision.
2. If the governing body denies approval of the preliminary plat, the reasons for such action shall be recorded and transmitted to the applicant unless otherwise stated in the resolution approving the preliminary plat. Said preliminary approval shall be for one year from the date of preliminary plat approval by the governing body unless otherwise stated in the resolutions approving the preliminary or final plats where development of the project is in phases.
(c) Qualifications Governing Approval of Preliminary Plat.
1. The approval of a preliminary plat by the City Council shall only constitute acceptance of the design as a basis for the preparation of the final plat by the owners or subdividers. Subsequent approval by appropriate officials having jurisdiction will be required of proposals pertaining to water supplies, storm drainage, sewage disposal, sidewalks, grading, gradients and roadway widths, and the surfacing of streets, flooding issues, restrictive covenants and similar items, prior to the approval of the final plat by the City. Organizations with appropriate review and approval authority may include but are not limited to: Minnesota Department of Natural Resources, U.S. Army Corps of Engineers, U.S. Department of the Interior, Federal Emergency Management Agency, Minnesota Environmental Quality Board and the Metropolitan Council, and the appropriate watershed management organization.
2. No plan will be approved for a subdivision which includes any area subject to periodic flooding or which contains extremely poor drainage facilities which would make adequate drainage of the streets and lots impossible. The subdivider must agree to make improvements which will, in the opinion of the City Engineer or other approving agencies, make the area completely safe for occupancy while providing adequate street and lot drainage. These improvements shall not be in conflict with the City’s flood plain regulations.
(C) Final Plat.
(1) Application. Within one year following approval of the preliminary plat, unless an extension of time is requested in writing by the subdivider and granted by the City Council prior to the expiration of the preliminary plat, the subdivider shall file an application for final plat on forms provided by the City, accompanied by the final plat filing fee determined by the City. The final plat shall incorporate all changes required by the City Council regarding the preliminary plat, but in all other respects, it shall conform to the preliminary plat as approved. If the final plat is not filed within one year following approval of the preliminary plat, the approval of the preliminary plat shall be considered void, unless and extension is granted by the City Council as stated herein.
(a) Final Plat Requirements. The final plat shall show:
1. All existing subdivision lines within the area, tied to the plat. If there are not quarter-quarter (sixteenth) section lines within the platted area, reference should be made to at least one outside, by distance and angles;
2. Outside boundary lines and all angles and distances necessary for closure of boundaries by latitude and departure;
3. Street lines and centerlines, lines of alleys, rights-of-way, easements, including widths for each, lots, all other sites and reservations, and all land deeded to the public, with dimensions, angles and all curve functions;
4. All distances included in the dedication and all monuments, angles, curve functions, etc., necessary for checking the entire description;
5. Lot numbers, consecutive, in each block starting with Number 1, and consecutive block numbers;
6. Certification by a registered land surveyor to the effect that the plat represents a survey made by the surveyor and that monuments and markers shown thereon exist as located and that all dimensional and geodetic details are correct; and
7. Other data, certificates, affidavits and endorsements required by law and Dakota County regulations.
8. Specifications, layout, and grades of proposed improvements, as approved by the City Engineer or the County Engineer, statement of those already installed, and those to be installed later.
(b) Additional Requirements For Final Plat Approval
1. All approved permits.
2. Upon adoption and filing of a final plat, the City shall prepare a street address map and distribute it to the applicant, utility companies, Dakota County Sheriff’s office, and County.
3. A letter of credit of 120% of the engineer’s estimate or actual bid if available, shall be placed with the city. The City may release a portion of the letter of credit as public utility and street projects are approved by the City Engineer.
4. A complete set of as-built construction drawings for any public improvements constructed in the subdivision shall be furnished to the City as soon as the construction is complete and prior to the City final acceptance.
5. Any protective or restrictive covenants affecting the subdivision or any part thereof.
(2) Review. The City Council shall either approval or deny the final plat. The final plat shall not be approved if:
(a) It does not conform to the preliminary plat, including all changes required by the Council; or
(b) It does not meet the engineering and design standards and specifications of the City; or
(c) It includes any area subject to periodic flooding or which contains extremely poor drainage capabilities which would make adequate drainage of the streets and lots impossible, unless the subdivider agrees to make improvements which will, in the opinion of the City and/or their designee, make the area completely safe for occupancy and provide adequate street and lot drainage; or
(d) The application is not accompanied by plans for water supply and for waste and sewage disposal, which have been approved by a Building Inspector as being sanitary and adequate according to the adequate standards and specifications for such installations; or
(e) Any other unsatisfactory conditions or inadequacies have been corrected; or
(f) It is held unsuitable by the City for the reason of flooding, inadequate drainage, water supply or sewage treatment facilities. All lots within the flood plain districts shall be subdivided and contain a building site outside of the floodway districts at or above the regulatory flood protection elevation.
(g) Plat is not consistent with the Comprehensive Plan land use map or the City’s zoning map.
(3) Effect of Plat Approval. For one year following preliminary plat approval and for two years following final plat approval, unless the City and the developer agree otherwise, no amendment to the Comprehensive Plan or City ordinances shall apply to or affect the use, development density, lot size, lot layout, or dedication required or permitted by the approved preliminary or final plat.
a. The subdivider shall present a copy of the approved final plat to the County for recording. Unless the plat is duly recorded and a certified copy of the recorded plat is presented to the City Clerk within 60 days from the date of final plat approval, City approval of the plat is void.
(D) Compliance Prerequisite to Issuance of Building Permit. No building permit shall be issued for any construction, enlargement, alteration or repair, demolition or moving of any building or structure on any lot or parcel until all the requirements of this Title have been fully met.
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