The URL can be used to link to this page

Home My WebLink About2003 [01] Jan 06 I I. ify of$t. JosePh I 25 College Avenu I P.O. Box 668, I St. Joseph,MN 5 374 1(320) 363-7201 FILE Fax: 363-0342 CLERK! I ADMINISTRATOR Judy Weyrens I MAYOR St. Joseph Planning Commission Larry J. Hosch . January 6, 2003 COUNCILORS 7:00PM I Bob Loso Cory Ehlert Kyle Schneider I Alan Rassier I IW 1. 7:1°0 PM- Call to Order 2. Approve·Agenda I I 3. 7:05 PM.- Public Hearing-Thomas Borresch: Considerafifteenpercent (15%) variance on the exterior requirements of a building and a special use permit to aI/ow industrial and.office storage. I 4. 7:eO PM __ 51. Benedict's Monastery - Main Building Remodeling + PM-Leoauettne' -Final Plat I\¡Jwoval 5. I 6. 7r PM - Subdivision Ordinance Review , 7. o her Matters I 8. Adjourn I I I I. I I I I i .1 MEMORANDUM I I Date: January 3, 2003 I To: St. Joseph Planning Commission I Judy Weyrens , From: , , I I I I I Re: January 6,2003 Meeting I I I I I I Monastery of St. Benedict: Under the E & E Ordinance all building permits must be approved by the Planning Commission, checking for acces1s and fire safety. The plan has been reviewed by the Fire Chief Dave Theisen and he does not have any c6ncerns. I I ¡ Madison Park PURD: The mailing labels) that were submitted to the City for notification to the neighborhood were insufficient, thereforel the Public Hearing has been canceled. The Planning I I . Commission will need to establish a new hearing date for this development. Unfortunately the hearing notice was published so residents may be attending the meeting. The developer is requesting a special meeting to be held the week of January 20,2002. -- I I I Final Plat - Buettner Business Park: LeolBuettner is requesting authorization to split Lot 1 Block 2. The I lot has already been split once to accommodate Vic West Steel. The remaining parcel is 6 acres. I I Currently there are two businesses that ar~ requesting to locate on that same lot, each needing approximately 3 acres. The current subdivision Ordinance requires replatting if more than one lot is created, The proposed re-plat has been rhiewed by Stearns County and they will allow access to the northern most property. A letter of confifmation will be provided. . I I ! Subdivision Ordinance: While the Planning Commission has finished the original review of the Zoning Ordinance, the Subdivision needs to be reviewed and updated as well. Joanne and Cynthia will be present I for discussion on this Ordinance. One of the areas for discussion will be whether or not the City should a1174low private roads in future developments. I I I .1 I I I I... iiJj .ofSt.§.oseph 125 College AvenueNW I .1 P.O. Box 668, St. Joseph, MN 56' 74 I (320) 363-7201 City of St. Joseph Fax: 363-0342 CLERK! Public Hearing I ADMINISTRATOR , I Judy Weyrens I I I MAYOR The P'¡~nlr1ing Commission fortheCity)of St. Joseph shall conduct a public Larry J. Hosch hearing'on Monday, January 6, 2003 at 7:05 p.m. in the St. Joseph City Hall. " The COUNCILORS purpose'. of the.*earingistoconsider a fifteen percent (15%) variance on the'. exterior I Bob Loso requirements of¡ a building and a special use permit to allow industrial and office " Cory Ehlert storage. The pr9perty is legally described as: Kyle Schneider i I I Alan Rassier i . Lot 2, BIOfkl NeuAddition and is located at 8856 Ridgewood Road. i I I ! ' . , ' St. Joseph Code of Ordinances 52.22 Subd. 7 (c) states: i , '.. , .'. ,'. .',' ", " I- Building Exteriors: Acceptabl(: building materials shaH include brick, stone,. tip-up concrete panel, ¡decorative cOncrete block or glass. Wood siding, plastic and other combustibl.e materials not listed as acceptable shall not be ,used for building exteriors. ' Architecturally approved steal is acceptable provided "that at .Ieast fifty percent (50%) of I the building ( excluding windows and doors). consists ,. of- brick,' stone,tip-up concrete panel, çlecorative concreteblockand/or glass. . Any þuildi/1gs, undergoing renovation, 'I ' ' , '.', , repair or an addition, so as to require the issuance ofa building permit, shal.L be brought I into conformancé with. thissubsèctiona the time therepairs,renovationsor addition are, completed. I· .'.. '. ' . - I I , ·1 ' , . I St.. Joseph Code pf Ordil'lances 52.22 Subd.4 (c) states: i,· .... . . ',. ,. '.' , The following. use shall requi~e, a SpeciaL Use Permit based' onthe procedures set forthJn.Section 52.9 of this Ordinance: I I IndustriallÇ)ndoffice warehousing. I I The req~est to' consider a fifteen percent (15%) variance on the exterior I requirements of a buildingand.asp~cial use permit toal,low industriaL and office storage has beensubmi~edby Thomas Borresch; 9 - 17th Avenue SESt. Joseph, MN.56374. i I I. ~..~.. JudWeyrens ¡ I ministrator i Published: Dec~mber 20,2002 1 , I , I I II I / ,I I I ,I 1.1 j,... I. , ·11 I I I ' -,.... ---'_........-...., " ) II ~ I 0·· I I .1__ - ---~--------J-------1 r "'- \ I ) : I I " j I I: / I I I I I '3'S ''lAY H.W I II~¡ ITEE8B3 - ~Ihl-~ c+ I ! -. ~;If I '" '^V tuNEJ'>'''' - - - -.... - - - ,. Ii ¡ J e I I 1. - ~I I I I ß: I -I-- I (I) 'ó' lEI - Y / I ~ it 'L - f-- - ___ _ ~. n-~ ? ! ~ _ _ \.~ '-- T ~l.---' ,Ii'i! " - __\ .. ~ '" - i~~ I i ~ -- ~ ~1 ~ '!j'-- I I . l3 T \--il 1;~ ~l !~ ~ _ r-- l-~ ~ wmo 11 '- ~........ I .... ·'^v ¡""" T ~ 7S¡,,^í '¡¡¡- AU I 7 -, c ~ I - L&I~'3'S 'JJAY· HJ.N3J. \ I- I--- i '3'S '3^,{ H.LN3A313 L-- . _. ~ (1)1-1-- I--- ~ c--- I- UI - (I) 'I (f == - 1---,-- == I-- : {;:;;,.. _f- ',os '^v HlJG.l :=: , I I>Í ~ ~ ç:;:;:J ç:;:;:Jç:;:;:J ~ ~ . =--I K....... \11;- f-- f-- ,,' ~_....... 3AV, H1NN :S _ I--- ~ I (f - - R)::;I! . "I;f-- UI 0 Q ~ ' 4: J' 'JJ'S '3^V H1NIN ~. I- ~ ~- ~, / ~If-- L..-- '3'S "3^'" HJ.HS13 I, J (' --- I I~ J I , ~ - § ¡ I~~ \ I I. III~~TI~~ I I' I 20 December 2002 I ¡ I . BENEDICT'S M6NASTERY I in Building Remodeling I ! I T e main building rembdeling will occur on the first, second and third floors. In addition to the rerOdeling, all four floors will have a fire sprinkler system installed. I Firt floor remodeling w~ll improve and reconfigure the Business Office space currently located there. SeFond and third floor ~emOdeling will improve and reorganize living space currently located on these -- fl ors. Nineteen sisters will1ive on second floor, another nineteen will live on third floor. \ I spaces will receive nbw floor, wall and ceiling finishes. I ddition to theremod6ling, new windows and a new roof will be installed. I I I Construction will start inlFebruary and be completed by December. I I I I '. i I I I DaVid Leapaldt . ,Daniel Tideman· Steve Paasch· John Frischmann I St. Cloud-m in office : Twin Cities_,_branch office I 808 courtho?se Square· St. Cloud, M,innesota 56303 475 Second Avenue . Newport, Minnesota 55055 (320) 2521"'" to"""..,.,68. : www.gltarchitects.com (651) 459-9566· fax (651)458-5615 , I I , I I PAi<KN6 I WT . ,,.., I tI\O\,<þ-'ÓílC 0~€.\'< I I I * I I I .","; I .-- _ 5 L~e _of NW1/4 5Wl/4 5e ~124~29 I I I 51. Jose h MN II $CAU; '" ø 60' I 80RQ¡¡utJllluKeS PROJECT ICL'T'A.. 1· -.¿;,~~":- , _ .11'" ,""", - I -$.-"'- . ,."".-- I c",,,W",OOO< I ,ro<rtt."S L:.I"~¡ I ~\t:"I>I,,\r.I,,,,,,,,,I'C I I I .. i#Jjof:S~·!lbseplí . 125 College Avenue NW City of St. Joseph p.o. Box 668, St.Joseph, MN 56 74 I f Public Hearing I (320) 363-7201 I Fax: 363-0342 CLERK! I ADMINISTRATOR The Planping Commission for the City of St. Joseph shall conduct a public , Judy Weyrens hearing, on Monc;lay, January 6, 2003 at 7:30 p.m. in the St. Joseph City Hall. The I MAYOR purpose of the rearing is to consider a preliminary plat and P.U.R.D. application to I Larry J. Hosch develop. approximately thirty-four (34) açres. The property is located south of Lynx Road/Baker Street and east.of 17th Avenue SE. Legally described as: ~',' , ,COtJNCILORS Bob Loso Cory El'¡lert ' That ~art pf the East ~a!f of the Southwest Quarter (EV2 SW1f4} and that part of the Kyle Schneider West 49.50 feet¡9fthe West Halfof the Southeast'Quarter (WV2SE1f4) of Section 11, I Alan Rassier Township 124, . Range 29,..·Stearns County,. Minn.e~otadescribed .asfollows: Beginning,at southeastcorner¡ of said West 49.S0 feet, thence westerly· along the, south line, of said I Section 11 to th~southwest corner of said EV2 SWV4; , thence northerly alol1g the west line of said E1htS\i)/1f4 to the extended south line of Forest Ridge Addition, a duly recorded plat; t~enceeasterlytothe southeast corner of said Forest, Ridge Addition; I- thence northerlYito the north~astcorner of said Forest Ridge Addition, being a point on the south line of Whispering Pines, a duly recorded plat; thence easterly along said south ..lineof. W~ispering Pines and along the easterly extension thereof ,to a point distant 246.00 feet East of the southei;'lstcornerofsaidWhispering Pines, said point I being on)the -S8uth boundary of K and. L~ropertiesAddition,.a duly recorded plat; thence easterly along said south boundary, deflecting 7°42' to the right, to the east line I ..., " " . '. ,'. . ' of saidWestA9.50 feet of. the .\i)/V2 SE1f4; thence South to the point of beginning. I Excepting thereflbmthat part thereof described as follows: Beginning ata point on the south line df Blot 2 ofs¡¡idXard LProperties Addltior di~nt 358.29 feet westerly of the southeast. co nerof said Block 2; thence South 82°19'56" East for 358.29 feet to the I southeast corner, of said Block 2; thence South and parallel with the east line of said EV2 I, .",',' : ',' ""',"> "', "> ','" ' ,,', , ",' '"J" ' ""', ,'" " ,,',', ,~ SW%for 700.83, feet; thence westerly along a curve, concave to the South, having a radiusof563.36¡feet, a central angle of 29°03'12", a length of285.66 feet, a chord of I 286.61feet and a chord bearing of South 75°28'24" West; thence North 29°03'11" West for 167.85 ,feet to. a line. drawn South,paraHelwiththe east line of said E1f2SW1/4 from the point of beginning; thence North for 672~80 feet to the point of beginning. I The rJest for preliminary pì~t a9d~,p'lI'~'[)' appiícatiol1 ~odévelop I approximately. th'i rty-fou r (34) acres hasþeen subm itted , by' Viki ng Development Grou p; Rick Poplinski:110 2nd Street So. Suite 302 Waite Park, MN 56387. I I I. 0""-1"\ (-'II ~ ~'" .". . ", l' "l;., 'r" .'.7,", 'c:;, t ...~fddÞ&ÞWL41/ '-....:~.."'7' , -, ',I' -.>7<' .', ,,'/1 ~Ud Weyrens I ' d nistrator Published: December 20, 2002 I I I I i I i i , I I I \ i ! I I I I I ____L---~- . I ' ---------------7-------) \ I ' <. >< \ I I \ '/ ../ I I I I I I I I I 30N3^,t' .LS~6 I I -I I ------- I I HlNIN I '3^'" I 3nN3^V H.L96 .1 I .1 I I I I I I I I I I I I \ I I ~¿IU',¿uU~' ¿~a~~ ~~¿!(OÖ~(~! t- UWST I D 0-26-2002 THU 09: 1 ~ lAM CITY Or ~r JUÞ~rn I I_fa ..,... PAGE '02 .. . I ' COUNTY OF. STEARNS . I Døpørtment ofH'whWflYs I I PO Box 246 . StClouci, MN' S6302 (320) 25S..6180- FAX (320) 255-6186 ~u..À. ANDJtUON, '.1. f.~- , I MIL1.&R, '.11. , llipwy EnIi-" f)¡ mœ. '.E. I . Hl6b""" E",¡"'wr Dee=ber 19, 2002 I Mr. Leo Buettner Re: Acœ81 to North 3.343 Acre Lot ofBœttner Business Park I OearMr. 8uc:ttoe~. Access, 'to , the Jeferençed lot of the' attac:n.d survey ,win bc·'·pcrmitted to be I instIll04 1* than the minim.um tequìred300 feet &omcentè1' of CR 133 contingent on the rcmo\fat of the matins field approach on CR 133 by you at )lour . QpI!IIWè., ., The "ri9ht..of..way sPatI be regradocl with',S" Of'loPJOil, and ,. I ~ød to ma~h the existing ditch. Fu:rtbormótc, the new approach o~ lSIII AveuuestuLU be locatfldftO 1_ than 180 fe6t from cm1erofCR 133 to oenter of (be new apprOllCh; , I Ifyov require further iÐtbnnation. pleue comact my oftiçc:. ~P;"J! I 1 Jeff Millet, P.E. I· i A.st. Co~ty Hiahway Bngineer..Maintena.celOperations. I I I I. .'7_ "AlWfm/itMI Ao/oflleqw/~ E~ i I I I I U /U2I03 11: 05 FAX 13203634816 I FIRST STATE BANK IaI 02 I i I r I ' 'II I I ! eL_____________LJ__'-____-" . I I = -mA~NEI } 11=-=-':::--="::--=-=-'::-7fffi~~~ In", 1- - - 21tH ...! I' I ¡I Lot ~t I l '.. ... ~~ l B / k I : !'It t . ,'I I II... '''lJ' ~ .1' If i :;r ....- "f{ ,- II I t ~ lip ~ I~ I g L' BUETTNER BUS! N I -~----_____________L J~~ -----r----r--~--T--T I T I I I I 'R ENN ¡IEjJ.DD tv! I I I I I I 'i I II I I '. .' I I I I I! I I I J I I . 1M" ~.. I ~ . . v'" I, , . IS! :.. a . . . 51 ~, &'1 ,'1 ........... II: as.. ...,... Zf"''' .!. .:~ :;-: ¡~=:I' r·:~(I -:¡ -.:é 'if v·r.......¡;.. i'ieL!;;":n ",. 1;1 1;1 . III'" .., I... 'D. --......-a. ....,.Ioi J; 0" S· ~.i,..ft'in;1 ";!'='=--~n.... :-:: .~~~ 0 ~ø~ ~ma ~ I "..-n..OI::. -. ...... c::o c ~ ~"'.~N~~" ~..~..~_I Z .. crill :e · ".:r,.. .... II . ...::~ .- :::1'0 ......0·....·.. Of!'!''' --1_-.'.' ~ ..D...·.,-.... ,.. ..,,'.... - .. ~. ~a...g...!_ .1=. 1-,. . ' I.... :;0 ...,.. III . · &:11 'I...!it .. .. '0 ...0 ...N"...........::J ........ ':tl' .. .ij -- ... Do PI R ;:! .. 1!C .... g =- ... ~ · ~ ~. "~ . ... -IDI ... 0 51! ID: ~ . 0 II . ...a g II "=- : '! t' "" N ~ §Eo ii.. g g ;oJ ~ ~ .. -~ :c 5"'~.a. ~.=...iH; N · iii I: .0 III . .... _ & 10 .. Q . . III :II: . ,. - . .;t ft) ...- 1Irl.. '"'l:r .., ~ :r . .. -- ... ... .. IIJ '1 ... ,. z... m c: ::O~ r 0... ....n¡;; ....oa.ni · ~ ~=...~~.... i'! ,.~.~ II <> ; :....:;:;0 ...i·......:: ! I .~~~.~ ~ .~*~~~ A ....(1) ~ ¡ "Il:Ift¡_"1II ;r....:r_~.. ' I .. ~ . _. ..~ , .~.a~.~ n ..... oe. .... ..... "Ic'.", '. 0 III c: S .~¡.I·~ ·...·:~.ff ~ ill IS, ...g.... III ..¡ ...=;- 0 ........ :I Q., ~f!:l ~ f 1:!:7s-::!f ;S'·:~.;i," I tD < ~ '" r!" .~~."II ;-.II;N;!.1 ;: if III alllz. ...... C m ~ l ...... ::J ... Q .- "tI ... ... II .... i:lt i r a.;ma.~ ~ ~A"!r= . m '< 1t..Z~III" ".O.:tD .. =...~:o:· . I....CI;..~.. _ ~ ,.o~..._. ...ø- ~~. . I ~ ~ ~~.~~i6 ~:A:A=. : .....J -h g ..........~_c: .....III._e. 0 , ~ 0 I~~i·i~ i5~W~~~ ~ Z · . ...n..teI 0 . .., "'1II.....g.'"J ~DI;'''''' ~ ... ~' ~ ''''is¡ :¡¡....!¡ ~CI","'I "'t! III · · ... .. ::II' . ~ . .... ... .,¡ .. ~ ~:-~~wf ~-;,!¡q! 'I fÞ....EJ!'-':=.~~ ~,.....w..:. i . ,. 0 II CI if ::J . . i, .. '., _D~OQ~~ ~ n~,~~ ~ a,..... .........'".., ~~ ~~o. 1~~.~. C .. ::II' - III:J ~ ... " !5 ,2: . .. ... ..... .I".,., ~ z : :.~~~~- ~·~·~i~ ~ ",.'" ...1 ...ai" ...S'Sg-";I ¡ a~ a.. ~ .. m . .. I ,I lì I Ir..-..----,', . '....... ' , ,',... II" .. ~~, ..,.. -~------. .' . ". ~~ .J.~S , ' II ,"":..._-. . IrS I: II -- ""="-=-[1 DI r- -:---- ·11 I I ----'"""'41 I I II II 1'···1··· II II I . . . II t"-t... . .., I I " ~.,...... I I- II ........ II I· ...;--.,,~. 1:1 'I I II ,.,. II I . II I . . ,'. . II "., ~I . . I I --~--H......... C"I' ... I I[ II '"""' - f z 5:!J I " '.,..' lie:: II~~ I . 'I·· -"---411'11 t~.. I /I", .'""-1 ,1:1 1----- < ,< 11-....1 I"'; I ........-:ff-1I~ 1:5 I I .,', ,..,.., " " II r-t--. II Ji I ..' ~II ..,11 III I I ,¿ , ~-~-;-il :::tI. ...... ~ "I I __~ : ·.ttJ , I, rli I c:: :I~DDD·~ I I ........ . . ',.. .1< 'iCr) ,ù ...-. ~1 !I I ..." , --~i I~~ S ...: I öi' I <: ....,.;11.1., - 1 . I I --.t::;i. . t.".Þ'~: --·-1 , · t' I Cr)'. ,"'OS? AA ~S.II N \ ~.. IV") \ I ...........5:L I \ " I ,."I~' '" e:.-....~~-; \ ~ I'\\~ '., o't ,~~'" ~ \ o t~ ' .J r; '1.. ~;"J"\! ., .~' . I ---T"· " "" .' . /' .. I.Q~ jj6..~ ..." ~ /' . ' I .,........~ ICII:tJ.:Jr Þ: t·s· <'-.,. .~..C)."'.,./., . . . ,- It:; . .. oa'O~. o 0 . .L:/ œ me!U ..' IV L.Or &r N--- ././ I ----I'.· 'IS·.(£ .~,. ~h,. ..tP .., ,/ N I ... /' .'~ ~~. /' eft /.õ art¡, , " I I ~ /.i ..~. '. ' . '/ -. - - ..:.. I:;: "'1 f frt . to ~ ?'¡I'4 r'.". ,'/- I "", I ¿;~\i'..c.~ ./ , I " .. /.Õ ~o. .Jr /' I . .. .'J,...... .-;;. /,/' I' --- I , ~,./ ,/. I ~..-::¡+ . ./. '/. I~ ~ ~,'4 ./ / I="" . /.Îtt.,,'f. /' '/ I D .-;; ">~/ ," . IWJ'~1C¡,rw, / . ,/ '. k'''ije . f. ./ /'. ... I··.· .. .....,., '.þ......Q"4'/,. /"'/ .···7.. I ../ /.. /1/ I co ~ }lNV9:ar.VJ.S J.S~Id 91QtC9f:0~C.1IVd go: 11 f:0/~0/10 ,I , I !. I ORDINANCE 54: SUBDNISION REGULATIONS . ,I Section 54.1: TITLE AND CONTENTS. I , I Subd. I: This ordinance shalll?-ereafter be mown, cited, and referred to as the Subdivision Ordinance of the City of~t. Joseph, Steams County, Minnesota. I Subd. 2: TITLE AND CONTENTS ......1................................................................ Section 1 I PURPOSE .............................. .1......................... ............................:.......... Section 2 I 1 JURISDICTION, APPLICATION, COMPLIANCE AND VALIDITY Section 3 DEFINITIONS ..... ................... ............. ......... ........... ............. ............ ....... Section 4 I GENERAL REQUIREMENTS .........................................;..................... Section 5 I PLATTING PROCEDURES ...1...... .......................................................... Section 6 I ea ! MINIMUM DESIGN STANDARDS .................................................... Section 7 REQUIRED IMPROVEMENTS ................. ................. ..... ............... ....~. Section 8 I PUBLIC LAND DEDICATION ............................................................ Section 9 I I ADMINISTRATION AND ENFORCEMENT ................................... Section IO Section 54.2: PURPÓSE. I Pursuant to the authority conta~ed in Minn. Stat. ' 462.358, this Ordinance is adopted I for the following purposes: Subd. 1: Assure that new additions will harmonize with overall development objectives I I of the community. I Subd. 2: Encourage well pla.nn,ed subdivisions by establishing optimum development I standards. Subd. 3: Secure the rights of the general public with respect to public land and water. .1 Subd.4: Improve land records by establishing standards for surveys and plats. I I I 'I. Sllbd.5:Placethe costs of improvements against those be efiring (he¡efrgJ;ti, J S~bd: 6:~S';th~t PllbJic ÌJí1prê\v:ents such as streots,.µiilities and dramage are I co structed to, satisfact ry standards. S,!b<i 7:XI'¡o~1. ,91IU110~ grounq'9f undi;¡stariç1ingbetween prospective I sub<iividers-developers bd City officials. . I I Section 54.3: JURISDICTION~ APPLICATION, COMPLIANCE AND VALIDITY Subd'¡: Juris~htion, Thg regu¡ationsh~eil1governingp Jat$and sùhdivi~¡on of lands a sha I apply within the c3rporate limits ofthe City and the unincorporated area, within two.miles ofislimits;¡:>rovideq tliatwl1ere a municipalitylies less than four miles from the limits of St. Jos ph, these regulation~shallapply only to a line equidistant from StJoseph and said I m~icipality; .and provicj.ed further,. that the governing body or bodies ofunincorporatecl areas adj cent to the City have not adopted ordinances for the regulation of subdivision oflan<i or plat ing, I: Subd.2: A . lic tion.···A.nyplathereaftermadeföreach sub-division Of. each part thereof lyin within the Jurisdic ion of this Ordinance, shall be prepared, presented for approval, and I recarded as herein prescpbed. The regulations contained herein shall apply to the subdivision of a lo , tract or parcel of land into two or more lots,tracts, or development, whether immediate or futu e, including there-~ubdivisionorre-platting ofland orlots; except, the City Council may " exe pt thedivisionofa\singlepreviously platted lot from the application oftheOrdinance and con ition the di"isionu~onapplication. of the ordinance. a~d condition the.division upon Council' .. apP oVID only, where thfunc¡l finds iliat full compliance WIth theplailingproceduresis not I nec ssary to mee~ the pu oses of this Ordinance.. ~ Subd.3: Compliance. No plat of any subdivision shall be entitled to record in the I Co tyRecorder's. Offlce or have any validity untilthe plat thereofhas been prepared, approved and cknowledgedinthe)ma1U1er prescribed by this Ordinance. No building permits will be issuid by the City of St.. Joseph for the construction of any building, structure or improvement to I the I nd or to any lot in I subdivision, as deflned herein, until all requirements of this Ordinance hay been fully complie .owith. I Subd..4: Validit .'. Bhouldanysection or provision ofthis.Ordinancebedec1ared by a co of competent jurisdiction to be invalid, such decision shall not affect the validity ofthe Ordi, ance .as a whole or kny part thereofother than the part so dec1aredto be invalid. ! I I Section 54.4: DEFINITIONS. Snhd:.J.....A1leY:fa.pUbl1Cnght-Of_Way usµally 20..feet O¡ less.~mch~fords a I seca dary means ofvehi ular access to abutting property. ~. Subd.2: Block-,san area of land within a subdivision that isentirelybounded by stree 8, or by streets andthe,exteri8f boundary or boundaries.. of the subdivision, ora combination of th above with a river br lake. I i I I i I I SuM. 3: City - is the City of St! Joseph, Steàms County, Minnesota, and aì;" UleaDS City II Council. , ' , , . 1 I I Subd. 4: City Council - is the governing body of the City of St. Joseph. . I ' Subd.5: Comprehensive Plan -Irefers to the groups of maps, charts and text that make up I the comprehensive long-range plan of the City. Subd. 6: Cul-de-sac -a local sttet with only one outlet and having an appropriate I terminal for the safe and convenient re~ersal of traffic movement. I \ . I Subd. 7: Detention Basin - a fability designed to temporarily store runoff from rainfall or I snow melt, releasing the stored water at a controlled rate until the basin is empty. The outlet or control structure is located at the botto~ ofthe facility so that the basin is dry after the runoff event. (See also Detention Pond, Reterltion Basin, and Retention Ppnd). I Subd.8: Detention Pond -a fJility designed to temporarily store runòfffromrainfall or snow melt, releasing the stored water at a controlled rate until the water has been brought down 'I to a predetermined level. The outlet orl control structure is located in such a way that some water remains in the facility. The bottom ofthe facility is usually below water table, or is otherwise constructed in such a way that standing water remains in the pond year round (See also Detention I Basin, Retention Basin and Retention lond). Subd.9: Design Standards - art the specifications to land owners or subdividers ea' governing the preparation of plats, both preliminary and final, andthe standard.s for public improvements to bë provided in conjurtction with the plat. ! - -I I Subd. 10: Ease~ent - is a grant by a property owner for the use of a defined piece of land, either on a temporary or a perpet~al basis for the purpose of access, surface drainage, storm I water or snow melt detention, snow størage, or the construction and maintenance of utilities including, but not limited to, sanitary ~d storm sewers, water mains, stonn drainage ways, gas lines, electric lines, and cable t.v. linesl S ubd. 11: Final Plat - is a dra~îng "r map ora subdivisiou, meeting aU the requiremeuts I of a City and in such form as required þy the County for purposes of recording. 1 I I i Subd. 12: Lot - is a portion of ~ subdivision or other parcel ofland intended for building development or for transfer of ownership. I Subd. 13: Owner - includes th~ plural as well as the singular, and where appropriate shall include a natural person, partnership, firm, association, public .or quasi-public corporation, private corporation, or a combination Òfanyofthem. I I Subd.14: Parks and Playgrou~ds - are public lands and open spaces in the City ofS1. Joseph dedicated or reserved for and usable for recreation purposes. .- 1 Subd.15: Percentage of GradJ - on street centerline means the distance vertically (up or down) from the horizontal in feet and ~enths of a foot for each 100 feet of horizontal distance. I I I I I 1 I 1 I I I I I I Subd. 16: Pedestrian Way- is àpublicorprivate nght-:of-wayacrossa block or with a . black to provideaccessl to be used by pedestrians and which may be used for the installation of I uti ity lines. Subd.17: PI Commission -is the Planning Commission of the CityofSt. Josep~. I Subd. 18: PIa ed Unit Residential Development -' a tract of land containing not less I th 20 acres and whic~ contains or will contain two or more, principal re~idential buildings, I de kloped or to be developed under unified ownership or control, the development of which is uni ue and ofa substanfially different character than that of the surrounding areas, including but not limited to the provi!On of common open space for use by all residents of the tract. I Subd. 19: Preli, inary Plat.., is a tentative drawing or map of a proposed subdivision me ting the requirements herein enumerated. I Subd. 20: proteltive CovellilDts, are contracts made between private parties as to the ,m I er in which land may be used, with the view tQ protecting and preserving the physical and I eco omic integrity of a4y given area. " Subd. 21: RetenlionBasin -afacilitydesignedto store runoff froinrainfall or snowmelt I wit no outlet. The stortwateris"allowedto percolate into the ground. (See also Detention Bas'n, Detention Pond, , dRetention Pond).' " "\ I· Subd.22: Retention Pond -a facility designed to store runofffrom'Tainfallor snowmelt wit no outlet. The bottom of the facility is usually below watertab1e, or is otherwise con tructed in such a w~y that standing water remains in the pond year round. (See also I - Det ntion Basin,Deten10n pond, and Reíention Basin). . .... . - Subd. 23: RurallDesign:..a street design where adjacent property and right-of-way are I gra ed to,foffi1élditchs¿ction along the shoulderofthe road. Surface drainage is primarily ca ed by the ditch secti:on. I I Subd.24: Street I-is a publicright-of-}Vay affordingprimaryaccessbypedestrians and veh'c1es to ,and through I?roperty within and adjacentto the community. Streets are divided into , four functional c1~ss~fic~tion~ accordÍ1~g to the c~aracter. of serv~ce they ~rovide: . ' a) ¡Pnnclpalartenal: Carnes the major portIOn of trips entenng and leavmg the , communiry,aswell as the majority of through movement. Serves the major centers 0:6 activity, the longest trips, and carries a high proportion of urban travel I on minimhm mileage. Emphasizes mobility and is usually characterized by restricted!access to abutting property. I I I b) Minor artbrial:,carries the largest percentage of intra community travel interconnbcting with and augmenting thepiincipal arterial system: Serves smaller I. cellters o~ activity, but ideally should not penetrate identifiable neighborhoods. Serves trips, of moderate length and provides a lower level of mobility. Access to abutting ptoperty is usually not restricted. I I I I . I . I c) Collector: carries t~afficl from the arterial systems to loc~l street destinations, and .- ' .. I vice versa. Provides traffic circulation within neighborhoods, and within commercial and industri~l areas. d) Local: primary purposeJ to provide direct accessto abutting property. Offers the I lowest level of mobilityþd through traffic movement is deliberately discouraged. I I I e) Frontage road: a street directly adjacent to a principal arterial used to control access to the arterial whÚe also serving adjoining property. Serves to segregate local traffic from higher !speedthrough traffic and intercept driveways of I residences and commerc'ialestablishments along the arterial. Cancarrya functional classifIcation [of collector or local street depending on projected use. Also, a street directly adjacent to railroad right-of-way where accessto abutting I property is only necessary on one side. ! Subd. 25: Street Width - is the ~hortest distance between lines of lots delineating the I I street right-of-way.' I I Subd: 26: Subdivision. A descHbed tract ofland which is to be or has been divided into I ! . two or more lots or parcels, any of which resultant parcels is less than two and one-half acres in area, for the purpose of transfer of ownbrshiporbuilding development, or, if a new streetis I . . , I involved, any division of a parcel of larId. The term includes re-subdivision and, where it is appropriate to the context, relates either to the process of subdividing or to the land subdivided. I i " Subd. 27: Urban Design. A street design where adjacent property and right-of-way are graded to the edge of pavement or to t~e top of a curb witho~t need for ditch construction. Surface drainage is primarily carried by the paved street section. . Subd. ;8: Wetlands. The City1adopts the definition of"W-etlands"as contained in Minn. I Stat. ' l03G.005, Subd.19.· Designatibns of the Steams County Environmental Services Office of wetlands shall be presumed as accrn1ate when determining the location 'of wetlands. I I I Section 54.5: GENERAL REQUIREMENTS. I Subd. 1: EstablishedMonumertts. All Federal, State;, County and other official', monuments, bench marks, triangulatiqn points, .and stations shall be preserved in their precise location; and it shaUbe the responsibil~ty ofthe subdivider-developer to insure that these I markers are maintained in good condition during construction and development. All section, quarter section, and sixteenth section ¢overs shall be duly described and tied. I i Subd. 2: Preservation ofNatu~al Features. The Planning Commission may dedicate or I establish any existing natural features In order to preserve any trees, groves, water courses and falls, beaches, historic sites, vistasandl similar irreplaceable assets which add value to all I, developments and to the City as a who¡le. I ! Subd. 3: Land Subi ect to Flooding, No plat shall be approved for any subdivision which I covers an area subject to periodic flooding or which is otherwise poorly drained unless the sub- divider-developer agrees to make impfovements which will, in the opinion ofthe City Council, -. make the area completely safeJor occJpancy, and provide adequate street and lot drainage and I I I co. fOnTI to applicable rrgulationsof other agencies such as theU:S., Corps ofEl1gineers, and the i DetartmentofNatural R~sour~es. In addition, suchplats111ay 110tbeapproved if the cost of ......... I"~t<ling essen~al~~ces;¡oprolecllh~ flood plain m;ea wonld llnpOSe an unreasonable ,."., eco o111icÞurdenupontheCitY'i '. .....'.. ." . I . ;.. . Subd. 4: conve~ce bv.l.1etes andBounds.~OCO)lveyan.ceoflandjnWbiCbthe land 90~ eyed is descri1><'<i b[y m~tes and bounds, or by reference toan)lllapprovedregìst!'fed land I su, 'eymadeafterthe etfeCÍ1vedate of Laws; 1961, Chapter 626, shall be made or recorded ' unl ss theparceldescríbedil1the conveyance: I a) Wi1s..aSÿtar~t~parcel ofTeC?rd ~tlh~ effective date of this qro;nåi¡ce;or b) Was the Lbjectofa writtenrecordeq. agreement to convey. that which was entered I intoprio Ito such a date, or . " I c) Is i a:singl parcel of land not less than two. and one-half acres in area and 150 feet in width. I TheCitYl11a:yrefuseto t~e over tracts as streets or roadsorto improve, repair, maintain any tracts which hav~b~ensubdivided in this manner. Subcl. 5:.vkianL.\Vhenev!'f. itisfQund that the larIdincl\lded fu .. ~u~divisiQ1iplat, I presentedJor apprqval~ i~ of such size or shape or is. subject to, oris affected by such top~~aPhicallocation 0Lconditions, ,or is10 be devot~d to suchusagethat full conformity tothe ,. pro isions ofthis Qrdin! ce is impo~sibleor impractical, the City Planning Commission may reco mendt? the. City ßouncil byJetter oftransmittalthat said Council. authorize variations or con itional exceptipns iIi the final plat so that substantial justice may be done and the public I ·inte est secured. Inrecoml11~ndin~such variations Of. conditional exceptions1 the City:Planning I . mission and)~ C"F Quuncil shall findlhefollo\VÎ1lg: a) That there are special circumstances or conditions affecting the property. I b) Thaîthe Jaria#o!t or, exception is necessary forreasonåb Ie and aéceptabl e developrrient of th~property in. question, I c) '[bå;th~~anting o(¡I;evariati0.l) Qrconditi)lllal eXceþtion;';11 notbe detrime)ltal to thFpubIic welfareorinjurious to other property in the vicinity in which the I particularlproperty is situated. d) Tbévari~t~nor exception does nOI adv'?fSely iliectthe Comprebbnsive Plan. I " ,I SectiOri54.6:PLkTTING PROCEDURES I. Subd. J: Pre-A lication Meetin Prior to the submission of anyplatfor consideration by t e PlanningCOlp111istion, the subd~vider-developer shall meet with the Planning Commission and' ntroduce himstflf as potential subdivider-developer and Jearn what shall be expected of I I i I I I him in such a capacity and to determinétherelationship of his proposed subdivision with the I Policy or Land Use Plan for the affecte~ area. At least 23 days prior to this meeting or at subsequent informal with the Planning Commission the subdivider-developer shall submit 15 . copies of a general sketch plan ofthe proposed subdivision and preliminary proposals for I essential services. The sketch plan shall be presented in simple form showing any zoning changes which would be required, and khowing that consideration has been given to existing I community facilities that would serve it, to neighboring subdivisions and development, to the , . I·, topographs of the ~ea, and to ~lans fo~the area. .The City Clerk shall. distribute cop~es of the sketch plan to old mterested CIty officIfÙs for reVIew and comment pnor to the meetmg. I The subdivider-developer is urded to avail himself of the advice and assistance of the Planning Commission and staff at thisfoint in order to save time and effort and facilitate the I approval of the preliminary plat. ' I I Subd. 2:Preliminarv Plat Apprbval. I i a) There will be required al cash fee in an amount established by City Council Resolution. This fee will be used for expenses in connection with approval or I disapproval of said plat þd any final plat which may thereafter be submitted. The SUbdivider-developbr shall engage a qualified land planner, registered land b) I surveyor, or engineer to prepare a preliminary plat of the area tobe subdivided. . I I c) Subdivider-developersJall review proposed utility easements with utility -, companies and submitlbtters thereof from each company. I The ~Ubdivider-develop~r shall submit sixteen copi~s of the Preliminary Plat to d) I the Clerk at least 14 daxs prior to the public hearing consIdering the Preliminary Plat. The sUbdivider-d9veloper shall include a written statement along 'Yith the Preliminary Plat descriqing the proposed subdivision., The written statement shall I include the anticipated development schedule, a table showing total number of lots and sizes, utilizatioµ of existing natural features and vegetation, etc. 1 I I e) The Clerk shall submit bopies of the Preliminary Plat to the Planning Commission, one copy to the City Engineer, one copy to the City Attorney, one copy to the City CouncÚ, one copy to the City Building Inspector, one copy to the ,I County Engineer if the plat borders a county road and one copy to the District Engineer of the Minnesbta Highway Department if the plat borders a Federal, I . State or a State Aid Highway. I I I f) All agencies, persons or bodies receiving copies of the Preliminary Plat shall transmit a report oftheÏi· reaction together with any supporting material to the I Planning Commission Jt least one week prior to the meeting at which such Plat is to be considered. The ¥bdivider...developer shall be required to pay the cost of such services. I ",I I i I g) The Planning Commission may require qualified technical and staff services such -. as economic, engineeririg and legal review of the Preliminary Plat and advise on I 1 I i I I I I I I. ìts suita ility regarding general planning; canfarmity with plans af ather private and public arganizations and agencies; adequacy of pro po. sed water supply, sewage disposal, drainage and fload cantral, special assessment pracedures and I ather feàtures. The subdivider-developer may be required to. pay the cost af such services I "". , ' ThePI~gCOmmiSSion sballbold a public hearing on the Preliminary Plat I h) witbinA~daysofits filing date and the Clerk will publisb notice of the time and . placeth reafin the ~ffiéial newspaper andsendnaticeta pro~e.rtyawners within¡ I 350 feet pfthe extenar baundary of the propased plat. In addItIOn, the develaperl shall sub;mit to. the City Clerk the names and addresses af said praperty owners. Natices·tillbe made at least ten (1 0) days priar to. the day af such hearing. A I ' Plannin~ Commission meeting may serve as a public hearing provided the1egal require~ents pertaining to the same are met. . I i) At the p blic hearing, the subdivider-develaperand allinterestedpersans have th~ apportunity to be heard. The Commissian shall then prepare a repart . recamm~nding approval, disapproval, or appraval with conditians and submit it to. I . the City Council alang with a capybeing sent to. the subdivider-developer within 14 days df the public h¡;:aring. ,The subdivider-developer may proceed with the final plat \ upon approval by the City Council. I j) Upan recei~t, oftherecammendatian af the Planning Commissian, the. City Cauncil ~hal1'consider the application and, after holding such public hearings as it. ,- deems dekirable, shall approveardisapprave the applicatianwith such changes arl candition\s, if any, as it may deemappropriate.Priar to consideratian of the- Prelimin~ Plat by the City Cauncil, the subdivider-develaper shall submit an _ -, additional five copies af the Preliminary Plat far Council review at least 7 days prior to Council.consideratian. Incase thl Plat is disappraved, thesubdivider-develaper shal;be notified afthe I k) reasonfot such action a,nd what requirements will be necessary to meet the appraval6fthe Planning C()mmissionor City Council. The appravalôfthe II PreliminatY Plat does riat constitute an acceptance of the subdivisian, but is deemedtJ be an autharization to. proceed with the preparatian afthefinal plat. This apprÒval of the Preliminary Plat shall be effective for, a periadofone year, I unless an bxtensian is granted by the City Cauncil. Ifthefinalplathas nat been submitted far approval withinthis period, a Preliminary Plat must again be submitted to. the Planning Cammissian and the City Council for approval. I 1) The City may require anescraw depasit far a subdivision for the purpase of tec1mical ánCi legal review Of the prapased plat. The amount of said escrow I I depositis to. be determined by the Planning Commission based upon anticipated cast of rev¡ieyV. Such escrow depasit when required will be over and above the fee I required in54.06.02 afthis Ordinance. Escraw amounts indicated may not limit the City's analysis of the prapased plat, nar the subdivider-developer's liability to pay far ea Ih technical ar legal review. ,- I I Subd.3: Preliminarý Plat Requirements. The Preliminary Plat shall contain the .- following information: a) Proposed name of subdivision. Names shall not duplícate or too closely resemble I names ,of existing subdi~isions. ' b) Location of boundary lines in relation to section, quarter section or quarter-quarter I section lines and any adj acent corporate boundaries, comprising a legal description of the property. I c) Names and addresses of1the developer and the designer making the Plat. d) Scale of plat, not less than one inch to 100 feet. Scale ofplat(the scale to be I shown graphically and in feet per inch). e) Date and north point. I f) Existing conditions. I (I) Location, width and! name of each existing or platted street or other public way, railroad and utility I right-of-ways, public and private easements, parks and I other public open space$, and permanent buildings, within and adjacent to the proposed subdivision. Where a street is improved, the location, type, and width of the improved section ,shall be shown. ·1 (2) All existing utilities, both overhead and underground within and adjacent to the plat. I ¡ -- Sanitary sewers, stOnTI sewers and culverts, including manhole invert and top casting elevations, culvert entrance and outlet elevations, and pipe sizes and I locations. Water mainsiincluding hydrant locations and pipe sizes. -,.. Overhead and underground electrical, telephone, and gas lines. Manholes, ,I pedestals, and similar appurtenances shall be shown. (3) Names of adjacent subdivisions and owners of adjacent parcels of I ' unsubdivided land. ! . (4) Topography with contour intervals of not more than two feet related to USGS I Datum. Topographic maps developed from aerial topography shall be verified with spot elevations taken in the field; a minimum of four spot elevations taken at the outer limits of the plat (four corners) shall be required along with one I additional elevation fo~ each five acres of area to be covered by the plat. Topography shall induµe the location and limits of water courses, marshes, low wet areas, drainage ways, bodies of open water including the highest known water .- level, ravines, quarries,! bridges, culverts and other surface structures, wooden areas, rock out crops, ap.d other natural features as may be pertinent to the subdivision. I I I I I I The CiJ may require additional topographic data on the area to be platted or on I. surrounding properties where necessary to properly evaluate drainage I consideràtions. ' , ' I g) Propose1Development. . . ' , I (1) me location andwidth of proposed streets, roadways, alleys, pedestrian I rYSand easements. , . (2) T~e location and character of all proposed public utility lines including gas lines, power lines and telephone lines. . I (3) 4yont numbers, and approximate dimensions oflots and a number or letter of each block. . I (4) Jcation and size of proposed parks, playgrounds; churches, or school sites or other special uses of land to be considered for dedication to public I u~e,or to' be reserved by deed of covenant Jor the use of all property owners in the subdivision and any conditions or such dedication or I .' reservatIOn. I (5) Bii1dingSet~backlines with dimensions. Inbcation of any lots on which use other than residential is proposed by I- (6) th~ subdivider, _ de zornng districts, jf my, on and adj acent to. the tract I (7) I . . Supplem~ntary Requirements. Two copies of each of the following submittals h) I shall accdmpany the Preliminary Plat. (I) PIL and profile sheets showing the layont of each street, the existing I cehterline surface grades, proposed centerline grades including gradients, P~rrlocations and elevations, and length of vertical curves. Existing gràdesmaybe developed from the topographic map. ,I (2) JiCal sectious for each different slreet type. Sections. shall show the wikith of the paved surface (distance between gutter lines where concrete I curb and gutter is to be provided), street crown, boulevard width and slope in ¡cut and fill sections, and back slopes in cut and fill sections. Thefull I sertion shall show grading to each property line. ¡ (3) A ¡'drainage and utility plan" showing the approximate location and I. proposed size of sanitary sewers, water mains, and facilities for handling sU~face runoff (stonn sewers, detention or retention facilities, ditches or swayles, culverts, etc.). The plan shall be drawn on a reproducible copy (mrar) of the Prelimìnm:y Plat complete with all topographic information. I I I I I Proposed manhole inverts shall be shown for sanitary and storm sewers ' .- along with the invert elevations of culvert entrances and outlets. If a lift station is contemþlated for the sanitary sewer system, the service area shall be delineated on a vicinity map provided separately or inset on the plat. I Where detention ;or retention facilities are contemplated, their location and , approximate size! shall be shown on the plan; before the final plat is accepted, a detailed prerïminary design must be provided for the ponds or I basin as set forth! elsewhere herein. (4) A vicinity map at a legible scale (one inch equals 1,000 feet or larger) I shall be provideq separately or inset on the Preliminary Plat. The map shall show the surrounding area within one-half mile ofthe proposed plat in all directions, shall show the arterial and collector streets near the I proposed plat, mid shall show utility connections too remote to be shown on the Preliminaiy Plat. (5) Additional data may be required when~ in the opinion of the City, it is I necessary to make a proper determination of site suitability for the type of I development intended, or when the City or property owners outside of the , area to be platted may incur costs for improvements generated by development. Such additional data may include, but not be limited to: I soil surveys and ¡borings, water table determinations, location of flood plain or flood fringe areas, additional drainage analyses, estimates of costs for proposed improvements, and other data as the City may require. -I i) The location of any wetlands lying within the proposed plat. Subd.4: Final Plat Approval. I a) The owner shall,engage[a registered land surveyor to prepare a Final Plat which I shall constitute that portion of the Preliminary Plat which the owners propose to record and develop at the time. The scale of the Final Plat shall be not less than one inch to 100 feet. b) The owner shall submitl thirteen or more copies of the Final Plat to the City Clerk I at least (16) days before the Planning Commission meeting at which such Plat is I to be considered. Such I Final Plat shall be submitted within one year of I Preliminary Plat approval; otherwise such approval shall become null and void. I The owner shall also sll;bmit a title opinion disclosing title to the property and any I interests of other parties in the property. c) The Clerk shall transm~t one copy of the Final Plat to each member of the I, Planning Commission, 'one copy to the City Engineer and one copy to the City Attorney, and one cop~ to the City Building Inspector, no later than seven (7) I days after its receipt. .- I I I I I I I I. The City Engineer and City Attomeyshall review the Final Plat and shalLtransmit areport bfhisopinions toallPlanning Commissionmembers atleàst one week prior tfe meeting at which such Plat is to be considered. I e) The PI ing Commission shall study the FinaLPlat, considering the reports of , I . the City Engineer, City Attorney, and other departments and/or employees and I then shaiItransmitits action to the City Council within 'thirty (3 0) days after SUbmîtt~ to the City Clerk..· . I f) 'TheCit Council shall act upon the Final Plat within thirty (30) days of Planning Commisfion approval, whereupon the Clerk shall notify the owner of the City . Council's action. . I g) The own~r shall file the approve4 Final Píat with the County Recorder withiu sixty (60. days of Final Plat approval, otherwise. such approval shall be . consider9dnull and void. In addition to the above requirements, the owner shall I file with the City Clerk four full-sized completely executed mylar of the Final Plat" two full-sized blue line copies of the Final Plat; and one reduced mylar of the lot and b ock layout at asize of eleven inches by seventeen inches (11" X 17"). I Subd,5: FinalPlat Requirements. The Final Plat shall contain the following information: I I I a) The Fin~Plat prepared for recording purposes shall be prepared in accordance I- withpro (SiOnS of state statutes and county regulations. b) Name of subdivision (not to duplicate or too closely approximate the name of any existing s~bdivision). I I ~ c) Location by section, township, range, county and state, and includingdescriptive boundariJs'ofthe subdivision, based on an accurate traverse, giving angular and I linear diclensions which must mathematically close. 'The allowable error of closure' o~ any portion of a Final Plat shall be one foot in five thousand feet. j " ',,', ," . d) I The locat~on of monuments shall be shown and described on the Final Plat.. , Locations! of such monuments shall be. shownin reference to existing official monume:qtsor the ,nearest established, street lines, including true angles and I distances to such reference points ormonuments. Permanent markers shall be placed at 6ach comer of every block or portion ofa block, points of curvature and points of tangency on street ,lines, and at each angle point on the boundary of the I subdivisi~l1. A permanent marker shall be deemed to be a steel rod or pipe, one-half inch or largerin diameter extending atleastthree feet below the finished I grade. In ~ituations where conditions prohibitthe placing of markers in the locations prescribed above, off-~et markers will be permitted. The exact location of all markers shall be shown on the Final Plat, together with accurate interior angles, bekringsand distances. Permanent monuments shall be placed at all I. quarter sedtion points within the subdivision or on its perimeter. I I I e) Locatìon of lots, streets, pubhc hìghways, alleys, parks and other features, wìth , I accurate dìmensions in ~eet and deci~, als of ~eet, wìth the length of radìi and/or .. arcs of all curves, and wIth all other mfonnatlOn necessary to reproduce the plat '.' on the ground. Dìmensi9ns shall be shown from all angle poìnts and poìnts of 'I' curve to lot hnes. ±) Lots shall be numbered Clearly and legìbly. If blocks are to be numbered or I lettered, these should be1shown c1earlyin the center ofthe block. A tabulatìon . showìng the computed area in square feet of each lot, outlot, and park area shall be shown on the plat. I g) The exact locations, widths, and names of all streets to be dedìcated. h) Location and width of all easements to be dedicated. I ì) Boundary hnes and descpption of boundary hnesof any areas other than streets I and alleys which are to be dedicated or reserved for public use. j) Building set-back lines on front and sìde streets with dimensions. I k) Name and address of deyeloper and surveyor making the Plat. 1) Scale of Plat (the scale tþ be shown graphically and ìn feet per inch) date and I north poìnt. r .' , m) Statement dedicating all easements as follows: Easements· for ìnstallatìon and I maintenance ofutìlìtìesand drainage facìhtìes are reserved_ over, under and along -the strips marked "uti1ìty easements," "drainage easements," or "drainage and I utility easements. " n) Statement dedicating al~ streets, alleys and other publìc areas not prevìouslyl dedìcated as follows: S~reets, alleys and other publìc areas shown on thìs Plat and not heretofore dedìcated to pubhc use are hereby so dedìcated. 0) Statement establishIDg jmilding set-back lines as follows: Building set-back lines I are hereby establìshed a,s shown on the accompanyìng plat and no buìldìng or I portìon thereof shall be1buì1t between thìs hne and a street line. ¡ p) Certification required Oh Final Plats. . I (1) Notarized and c.ertìficatìon by a regìstered,land surveyor, to the effect that the Plat represents a survey made by him and that monuments and I markers shown .thereon exìst as located and that all dìmensìonal and geodetìc details! are tracted.â (2) Certificatìon shþwìng that all taxes and specìal assessments due on the . I property have·bþen paìd,ìn full. . I I I I a. (3) Space fo~ Certificates of Approval to be filled in by the signatures of the ~hainrum of the Planning Commission and the Mayor and Clerk of the ity Council. The fOml of approval by the Planning Commission is as I r¡Ows: Approved by th Planning Commission of the City ofSt. Joseph this _ day of I "J9_·1 Chaimlan I AT EST: I Sec etary The fOmlof approval by the City Council is as follows: I Approved hy thelCity Council ofSt. Joseph, Minnesota, this _ day of , 19 I I Mayor I- I q) S I Ide d· f¡ .. - upp ementary ocuments an In OmlatlOn. (1) C¿Piesof any private restrictions affecting the subdivision or any part I thheof. ' DtVe10pers Agreement covering proposed improvemeuts. I (2) (3) A preliminary design shall be submitted for any stOml - water detention I ba:sin or pond contemplated in the subdivision. The submittal shall in?lude thedesign criteria used, a watershed niap,approximate size of inlet and outlet pipes, volume of water to be stored, nOmlalground,and I wtter elevation and enough typical sections to enable the City to Tmùne what the facility will look like, what the effect on adj~cent pr' perty WIll be and to Insure that enough land has been set aside. I (4) Revise street, utility and drainage layout. I. I I I I I I I I I Section 54.7: MINIMUM DESIGN STANDARDS. , , I I Subd.l : General Standards. .' I ' I a) Design standards shall as~ure that the layout of the subdivision isin harmony with the existing adopted plan~ affecting the development of its surroundings and shall be in harmony with existing development unless the proposed development is part I of a larger redevelopmen~ plan. . b) Land which the Planningl Commission finds to be unsuitable f9r a sub~ivision or a I development due to flooding, improper drainage, steep slopes, rock fonnations, adverse earth formations [or topography, utility easements, or other features which I will reasonably be harmfµl to the safety, health, and general welfare of the present I. . . .. or future inhabitants of the subdivision and/or its surrounding areas, shall not be subdivided or developedunless adequate methods are fonnulatedby the I subdivider-developer and approved by the Planning Commission and City Council to solve thepro~lerns created by the unsuitable land conditions. Such land shall be set aside fot uses as shall not involve such ådanger. I I c) All subdivisions are to bb laid out in such manner that all lots or building sites make optimum use ofa ~outh-facing exposure such that solar heating and cooling I I is not eliminated as a result of subdivision layout. The rigid rectangular gri1d iron~treet pattern need not necessarily be adhered to, d) -I and the use of curviline~r streets and U-shapedstreets, typical of cluster type ßubdivision layout shall be encouraged where such use Will result in a more desirable and efficient uke of the land. - 1 I I e) In subdivision of land, due regard shall be shown for all natural features which, if preserved, will add attr~ctiveness and stability to the proposed development and I which shall alter normal: lot planning. Due regard shall be shown for existing wetlands and their protéction. The size of proposed lots shall take into consideration setback rbquirements established by the 81. Joseph Zoning Ordinance with regard ~o wetlands I Subd.2: Blocks. I I I I a) Block Length - in genetal, intersecting streets, determining block lengths, shall be provided at such interv~ls as to serve cross-traffic adequately and to meet existing streets. Where no existing plats control, the blocks in residential subdivisions I I . shall normally not exceed t,300 feet in length, except where topography or other conditions justify a depbrture from this maximum.. In blocks longer than 800 feet, pedestrian ways andJOT :easements through the block may be required near the I center ofthe block. Blocks for business or industrial use should nonnally not exceed 600 feet in length. I .- I b) Block width - the widtl). of the block shall normally be sufficient to allow two tiers of lots of appropriate d~pth. Blocks intended for business or industrial use shall be i I I ! I I I I I 1 I I I . I' , " of SUCh"", ¡w, id.,t,h, a, s to b, e consid" er, edmOSrSUit" a,ble, fortheir respective use, including . adequatr space for off-street parking and deliveries. I Subd.3: Streets and AIle s. " a) Arrange, entsofArterials andCollectors~ The arrangement of arterial and I collector streetssha11 confonnasnearly as possible tOtheSt. Joseph "', ComprepensivePlan. Except for cul-de-sacs, streets nonnallyshallconnect with streets already dedicated and adjoining oradjacent subdivisions, or provide for i I futur",ec~,I,nnections'"t",o""" a,d, jO,I,·"n, ingUnBUb,diV" ide, d, tr"acts, 0, r sha,ll be ,areas,o, nable projection of streetsán the nearest subdivided tracts. The arrangement of arterial and cOllI I ctÇ>r streets shall be considered in their relation to the reasonable circulati· n ()ftraffic,to topographic conditions, to run-off of stonn water, to I public c ,nven.ienceand safety and in their appropriate relation to the proposed uses oft eareato be served. ' I . I b) Arrangement of Local Streets. Local streets should beso planned as to discourage their use by non-local traffic. Dead end streets are prohibited, but I ,cul-,de-S,'~!C,... SWi,ll, be penn, itt, ed" , W, here ,toPOgraPhY "0,, r other COnditiOnS, j ustify their use. Jog at intersections shall be avoided wherever possible. I c) Where t , e plat to be submitted includes only part of the tract owned or intended for develbpmentbythe subdivider, a tentative plan of a proposed future street systemJ6rtheunsubdivide(i portions shall be prepared and submitted by the Ie ' subdivid~r. '¡ , _ __ d), Out Lots\and OversizedLots.When a tract is subdivided into larg~ than nonnal '~ , building' ots orparcels, such Jots or parcels shall he so arranged as to pennit the I logical location. and opening of future. streets and appropriate subdivision, with provisio~foradequate utility connections for such resubdivision. ' I e) Intersectiþns. U~dernbnnalconditions, streets shall be laid out so as to intersect as nearly las possible at right angles, except where topography or other conditions ,I justify variations. £) ArrangeJent of Frontage Roads. Wherever the proposed subdivision contains or I iSadjac~1t to the right-of-way of a railroador a limited access arterial, provision shall be made for a ftontage road adjacent to and more or less parallel with said right-of"'vYay,or for a streeíat a distance suitable for the appropriate use ofland I between the street and said right-of-way. The frontage road shall be designed with due 60nsiderationforouter pavement separation, traffic storage at cross I' , " ',', .,' streets, and approach connections to future grade separations. I g) AlTangeJent of Alleys. Alleys shall be provided in commercialand industrial districts" dxcept that this requirement may be waived where other definite and I assured ~¥visiOl: is mad~ for' service access, such as off-street loading, unloading . and parkmg consIstent WIth and adequate[or the uses proposed. Except where , justified by special conditions, such as the continuation of an existing alley in the I I i I I I , same block, alleys willndt be approved in residential districts. Dead end alleys I shall be avoi,ded Wher,evet.,p., ossible,butifunavoidable,such, ·dead,en,dal,leyS may .'. .., be approved if adequate tfnaround facilities are provided at the c10sed end. , h) Half Streets. Dedication~fhalfstreetswillnot be allowed. I i) General Design Standards. The following design standards shall be observed as , minimum requirements. M'here in the opinion ofthe Planning Commission sound I engineering judgment dictates more stringent requirements in a given situation, the minimum requirenìen~s shall be adjusted accordingly. . I (1) Right-of-Way - Utban Design: Where the streets ina.proposed ,., .. I subdivision are to!heconstructed,as'anUrban Design; the following minimum right-of-way dimensions shall be observed: I' , I I , Street ! Feet Required Principal Arterial) Special Design I Minor Arterial I 100 Collector II 80 I Local 66 j Frontage 1 50 Alley 1 20 I Pedestrian Way I 10 ' I (2) ,Right-of-:Way -RurJl Design: Where the streets in a proposed subdivision _I are to be constructed as ~RuralDesign, tl1efollowingminimum right-of-way dimensions shall be observed: - 1 I I - , Street I Feet Required I I I Principal Arteria~ Special Design I Minor Arterial i 100 Collector I 80 Local I 80 I Frontage! 50 ' Alley i 20 Pedestrian Way I 10 I I ' I (3) Cul-de-sacs: Cul-de-sacs shall normally not be longer than 500 feet measured along the 'street centerlÍ1~e from the intersection of origin to the center point of the I turn-around.., The tum-Jround shall have a minimum curb radius of 50 feet and a minimum right.:of-waytadius of60 feet. (4) Intersections: The binimum angle of intersection of streets shall be 80 I degrees. Street interseqtionjogs with an off-set ofless than 125 feet shall bel prohibited. i I I -. I , I i I I I I... (5) ,StreetGra,., des:<Yh,egradeS on streets in the ' proposed subdivision shall fall within the following range: ' í. . Street I Minimum Maximum ,PrincipaArterial 0.04% 5% I Min~r~,' erial 0.04% 5% Collectot· 0.04% 8% Local I 0.04% 8% I Frontage 0.04% 8% , Alley I 0.04% 8% , Pedes,trian Way 0.04% 5% I Street grideS exceeding 2% will not be allowed within a distance of 50 feet rrom the near ~urb line or pavement edge of any intersection. I (q) !lolont,.¡. Radii: WIt<;n' existing buildings do uotTestri~tsitêdis\anceand design s~eedis 30 miles per hour or less, the following minimums for centerline I radius shall apply:' . I . S reet Minimum Principal Arterial Special Design < I Ie 11inorArterial Special Design _ '. Cpllector 375 tbc~ 200 I " - I Frontage '. 200, . CetiterIi~~r!l<iii desi!W~onsideraíionsforal]arteri.als and Jor oth~r streets where I deSign, sP"fe, dsexceed30 miles per hour shall include proper site distance and supereleyation. I. .' . I (7)..verticalCurv, es: Vertical Curves shall,be designedbasedonproper site distanceJ.1Inno case will centerline vertical curves shorter than 50 feet be allowed. . I (8)Sto¡;ewers,Culverts, Dit6heS: Stonnse,yers,cu)vê[tsand qltcbeš shalibe· designed to accommodate at least a three year ftequency storm. At low points in I the collection system or where damage potential warrants, the. design frequency shall be iJ1creased as necessary. I I (9) Dê\J~oh Or ReteutionF acilities: Detention ponds !"basins sh"¡l, as a mil1imuml be designed to accomodate the critical duration 100 year frequency rainfall e~ent., Retention ponds or basins shall, asa minimum, be designed to I accomOda¡t. e the Crit",ical dura, tion 10, 0 year, runoff even, t, wh,ether,it be. ft.om rainf:, all, . snowmeH or a cOl11binationthereof. All ponds orbasins shall have a one foot I . rreebOard¡109atedentirelY within the oµt1ot !"t asid;e for the pond or basin. Where , I I I 1 1 I 1 1 I additional protection is warranted, the above freqùencies' or freeboard shall be .1 increased as the Engineer!designing the facilities deems necessary. Irregular shapes for ponds or basins are desirable and encouraged. Basinbottoms shall have at least a 2% slope to the outlet. Pond or basin side slopes shall not be I steeper than 6:1 (sixhori±ontal to one vertical) except that slopes adjacent to pennanent standing watei shall not be steeper than 10:! (ten horizontal to one vertical) for a minimum 4ïstance of 20 feet from the edge of the standing water. ' I Ponds or basins deeper tnan six feet. (depth to dry bottom or .pennanent standing I water) shall be terraced with 20 foot wide surfaces no steeper than 10: 1 (ten I horizontal to one vertical). A 20 foot access easement shall be provided from a I I' near street to the pond arya for maintenance purposes. Ponds shall have a normal water depth of at least 4feet and shall have enough surface area tö ensure good water quality year round. ! . I I j) All proposed streets shall be offered for dedication as public streets. No private streets will be allowed. I I I 1 Subd. 4: Lots. i I I I I a) Size and Dimension. rlie minimum width of a lot for residential development shall be 75 feet for a rectangular lot and not less than 75 feet at the front building set-back line for lots wh6se side lines areradia1 to the curVed streets, exceptin I unusual situations. The b.inimum depth of a lot for residential development shall I ' be 125 feet for a rectangular lot and not less than 125 feet at the center of the lot .1 for lots whose front line~ are radial to the curved streets, except in unusual situations. In no case shall a lot in a residential district contain less than 11,00O I - . . square feet in a R -1 Zone. - I. I b) Comer Lots. Comer Lots for residential use shall have sufficient width topermit appropriate building set ¡back from both streets. I c) 'Side Lines. Side lines df lots shall be approximately at right angles to street lines or radial to curved street lines. I I I d) Double Frontage Lots. Double frontage lots shall be avoided except where lots backon a thoroughfare br other arterial streets, or where topographic or other I conditions render subdiyiding otherwise unreasonable. Such double frontage lots shall have an additiona~ depth of at least 20 feet in order to allow space for SCreen planting along the backilot line. I I ¡ e) Required Frontage. Every lot must have at least the minimum required frontage on a public dedicated street other than an alley. I 1 f) Building Lines. Set-ba~k or building lines shall be shown on all lots intended for residential use and shall not be less than the set-back required by the Zoning .- Ordinance. On those lo~s which are intended for business use, the set-back shall I be at least that required, by the Zoning Ordinance. 1 I ' I 1 I ! i I I i \ I I I g) Natural eatures. Inthe subdivision oflånd, due regard shall be shownfoT all , mitll.ral ¡eatures which,'ifpreserved, will addattractiyeness and stability to the . proposer development and whi~h may alter normal lot planning. I h) Lots :Aldng Arterial Streets/Railroads. Residential lots shall be separated from highways, arterial streets and railroad right-of-waysbyaI5 foot buffer strip, , I W, hi,Ch~aYbein,~h",efo~"o,fadded., depth or width of lots backing on or siding o~ the arte1alsorraIlroad nght-of-ways. .: I Lot Remnants. Lotremnants~hich are below the minimum lot size must be \ added toladjacent or surrounding lots rather than be allowed to remain as an unusable) outlot orparcel unless tl}e subd~vider-developer can show plans for the I futureusb of such remnant. ' j) Buildabl~ Lots. Buildable Lots áre those lots that are multiples of the minimum I lot. :As~fchbui1dingsites should be located, on, l?uildable lots ,SUCh that at a later date the buildable lot may be broken into minimum lots that contain suitable buililing rites. . . I Subd. 5: Easements.' I ¡ I a) Ge, neral.Requirements: perpetual,E,' , asements S, h" a,ll be pr, ovidedin SUCh.. a way as to providF continuity of alignment. from block to block. The subdivider shall provide temporary construction easements where determined necessary by the I·,. C, ity. peIlp, I' et,ual Easements shall b, ekept free of veg, .etation 'or structures which , _ would interfere with the free movement of utility service vehicles. Where easement~ are provided for city utilities (sanitary sewer, watermain, storm seweJ, . 'I ' and relat~d service connections) or for watercours, es,. the size oflots on which the easements are placed shall be increased so that minimum dimension and area requirem6nts are met exclusive ofthe easement areas. ' I' b) Utility C \mpanies: Easements for. Telephone, Gas, ElectricPowér, Cable Televisioh, and related utilities shall be provided where necessary to accomodate I the existi~gsubdivision,and to provide for future growth. Easements along side or rear 10Wnesshallbe at least 20 feet wide ahd shall be centered on the lotlines; where thd side or rear lotlines abut the edge of the plat, half oftheeasement, or 10 I I feet shall pe provided, .with the additional 1 0 f~et proj ect~d to come fro~ future develoP114ent ofthe adjacent land, unless the CItydetermmes that the entIre 20 foot ,easement must be provided on the current plat. Where necessary, additional I utilityeaSrments 10 feet wide shall be provided adjacent to street rights-of-way. c) City Utili~ies: Easements for sanitary sewer; watermain, storm sewer, and for I related service connections shall be provided as determined necessary by the City. Minimum! easement requirements fora single utility are as follows: I Depth Ofttility Required Easement Width . 0 - 10 feet 20 feet I I I ) 1 I I I I I 10 - 15 feet I 30 feet .1 I I 15.. 20 feet I 40 feet I I 1 i Where two or more utilities are tb be installed inthe same easement area, adetermination I I of width shall be made by the City. d) Watercourses: when a S~bdiVíSì"J).jS ~aversed by a watercoruse,ditch,swayle, I drainageway, channel, orf stream, a drainage easementshall be provided conforming substantiallyiwith the lines of such watercourse. The easement shall be of sufficient width tò permit ftee flow of anticipated surface water, with I additional room requiredl for access by maintenance vehicles. Where determined necessary by the City, additional easement width shall be provided to accomodate 1 'surface water anticipatedlftom future development adjacent to or otherwise I upstream of the current s~bdivision. . I I e) Detention or Retention ~aci1ities: Where the subdivider proposes to use a pond or I basin to control stormw~Úerrunoff, the following requirements shall be met: I I 1. The area containing the pond or basin .shall be platted as an outlot and I I ' dedicated to the public for drainage purposes. . The outlot, shall include the area necessary to accomodat~. the anticipated stormwater runoff including one foot of freeboard, a 20 foot wid~ access., easement .ftom a near street, and such area as I maybe determined nece~sary to provide an emergency overflow to an established outlet. i 1 -I r I 2. On lots surrounding the pond or basin, a drainage .easement shall be provided to include all lot area within one foot of vertical elevation ftom the edge of the - . . I I o~~t. . I.. . - Section 54.8: REQUIRED IMPROVEMENTS Prior to approval of a Final Plat, the subdivider-developer shall be requiredjtoprovide the following improvements for subdivisions I unless the City elects to give approval fPon being presented with financial guarantees as set forth in this section. 1 I I I Subd. ,1: Monuments. Steel mbnuments shalÌ be placed within six inches of final elevation at all blocked comers, angle þoints, points of curves in streets and at intermediate I points as shown on the Final Plat. SU9h installation shall be the subdivider-developer's expense and responsibility. All U.S., State, County or other official bench marks, monuments, or triangulation stations in or adjacent to the property shall be preserved in precise position. I Subd; 2: Street Improvements! I I a) The full width of the ri~ht-of-way shall be graded, including the sub-grade of the I areas to be p'aved, in ascordance with standards and specifications for street construction as approv~d by the City Council. . I .1 b) All streets shall be improved with pavement in accordance with thy standards and specifications forcons~ruction as approved by the City Council. I I I I 1 i I I I I I I I I I ' c) All strejts, to be paved shall be ·of an. over-all width in as cor dance with the standar , s and specifications for construction as approved by the City Councit - I d) COl1crete curb and gutter sh~llbeprovidedand shall be constructèd in accordance . with stæ1.dards and specifications for street construction as approved by the City I Council. Stonnsrerß;culVCrlS,. stPfIIlWater mletsan<lothet dr~ge fáòilities VI1lÍhe e) I required,where, in the opinion of the City they are. necessary to insure adequate storm waterdrainageforthe subdivision. Whererequired the drainage facilities shalLbe ¿onstructed in accordance with the standards and, specifications for I drainage II and street construction as àpproved by the City Council. I f) Complet~ plans for any proposed street and drainage improvements shall be I SUhmitterror the¡¡pproval pfthe Çity Çot!flcil hefore. co;tSQ)lction. SuM 3: sanitarysewerhnproveUleuts. Sanil:;lry sewerssh.,lI peinstaIled as required by II stjdårdsand speci(ica1o~as¡¡pprov~ by the Çity C900ciL Complete plans forany proposed se er system shall beS¡bmitted for the approva~ of the City Council before construction. I Subd. 4: .W ater Supply Improvements. Water distribution facilities,inc1uding pipe fitti gs, hydrants, etc.,sb.all be installedinaccordance with the standards and specifications for suc construction asap~roved.bythe City Council. Complete plans,Jor these systems shall be I- suh itt¢d to the Ç¡ty Çtcil forá¡>provál. Subd. 5: Public tilities. I -I - I a) All publi6 utilities shall be underground. I I / I I b ).Where telephone, electric and/or gas service lines 'are to be placed underground eu:rely,.tndmœor cables..~hállhePlaCedwi~easOU1eu~ or.~eillCated puhlic ways"m ucha manner 'so as not to conflIct wIth other underground'servlces. All I drainage nd other underground utility installation which traverse privately owned , property Jhall be. protected by easements. I I c) WhereteI'ephone, electric, and/or gas service lines are tobeplacedunderground in dedic,at1ed puplic streets or alleYs which are to rec.eive concrete or bituminous I surfaCingisaid service lines shallbeinstalled prior to instaUationof the concrete orþitumii oussurfacing. The Public Utility may, at its option, defer installation of service~ine; provided it installs casings at proposed crossiuglocations pri or to installatioofthe concrete or bituminous surfacing. . All casings shall be buried I with a mi1¡1ÌI1lumoftwo feet of cover, and shall extend to a point at least four feet beyond the edge of pavement or back of curb. Casing materials shall be approved I. by the City. sri hd:6'S~eci~~tio~S/hisP""tions.. Únjess <>th~ise state« állthe required I imprqvements shall conD' nn to engineering standards and specifications as required by the City I I I I I I Council. Such improvements shall besibject to inspection and approval by, arid shall be made .- in sequence as determined by the Cíty. I . I ' 1 1 Subd.7: Review and Inspection'. The subdivider-developer shall pay for all costs I incurred by the City for subdivision revJew and inspection. This would include preparation and review.of plans and specifications by te¢hnical assistants and costs incurred. by the Attorney, as well as other costs of similar nature. I I I . Subd.8: Financing. The subdiJider-developer shall be required to pay for all or a portion of the above required improverrients according to the following schedùle: I f . a) Sanitary Sewers - Benefit rates will be based on the total cost of constructing the sanitary sewer necessarylto serve the development site together with any area or I district-wide benefits ofþrior construction. b) Water Mains - Benefit rJtes will be based on the total costs of constructing water I mains to serve the devel?pment site together with any area or district-wide benefits of prior construytion. I 1 I I c) Storm Drainage - Benefit rates will be based on the cost of conßtructing storm se:vers necessary ~o p~o+~eadequate drain~ge of the de:elopment site together I wIth any area ordIstnct1wIde benefits ofpnor constructIon. Where a larger watershed or drainage area can be defined and when that area will benefit from the installation of storrnlsewer, benefit rates shall be determined for that defined -I area by the City Counci~. j i Subd. 9: Payment Citv/Develo~er Agreement, Financial Guaranty I a) Payment - The required !improvements to be furnished and installed by the subdivider-developer, which are listed and described in 54.8.01 through54.8.08, I I . . , . . . . . , are to be furnished and installed at thesole expense of the subdivider-developer and at no expense to thd public. If any improvement installed within the subdivision will be of s~bstantial benefit to lands beyond the boundaries of the I subdivision, the City CÓuncil may make a provision for causing aportionofthe I cost of the iniprovemen~, representing the benefit to such lands, to be assessed against the same, or thel City Council may choose to pay the increased cost and I assess for improvements when future development takes place. In such case the subdivider-developer ~illbe required only to pay for such portions' of the whole cost of said improvemehts as it will represent the benefit to the property within I the subdivision. I City/Developer AgreeJ:ent - Prior to the installation of required improvements b) I 1 . and prior to approval of the Final Plat, the subdivider-developer shall enterinto a contract with the City rbquiring that the subdivider-developer furnish and construct said improveinents at his or her expense and in accordance with plans .- and specifications to bcl approved by the City Engineer. The City/Developer contract shall stipulate the type and extent ofthe improvements to be constructed, the cost of constructioJ, the construction time schedule, the City's âuthority to I I I i I I i I 1 i I I I I I.. inspect the construction and the amount of thé escrow deposit performance bond, warranty bond and labor and materialman bondt9 be ,furnished. The City/D9veloper AgÌ"eement shall be insubstantially similar form and content as I the attachedCity/Developer Agreement in Appendix "B" of this Ordinance. . As ~ Jternative to paragraph a) ¡¡¡'ove, the owner of the property included in . I prehmnlary plat maypetltlOn the CIty to mstallcertam Improvements requIred withindndlor to the Plat. Said petition shall be in accordance with Minnesota Statute1ChaPt~r429. The City Council reserves the rightto reject a petition and I refuse torder>the project through the City. Any petitioner for improvements to the City\must be recei vedby January 1 st' each year for improvements requested during tlf1e year. Otherwise, the City may refuse to construct said improvements I until thel following year. ' ' I c) FinaJ.1cial Guarantees - With the execution of the City/Developer Agreement, I providing thatthedeveloper will construct the required improvements for the Plat at his exþense, the owner or developer, as the case may require, shall furnish a corporatt completion bond, with good and sufficient sureties thereon, or a I cashier'. theck, escrow account or Í1revocable letter of credit in fsvor of the City in an am unt equal to 125% of all costs, to include construction, engineering, legal, fiscal and administrative, as estimated by the City, of providing and I installing all required improvements. Such bond, escrow, or letter of credit shall be in the iform approved by the City Attorney, shall be conditioned upon the approval \of the Final Plat and shall be further conditioned as to guarantee the I· actmù COfletion and installation of such required improvements within a specified period of time from the date of Final Plat approval. In order to guarante and secure the correction of any defect in material or workmanship I furnished for such improvements, latent in character, and not discernible at the time of fi:p.al inspection or acceptance by the City or any damage to such improvements by reason of a settling of the ground, base or foundation thereof, I the City Will require that for a period of twelve (12) months after final acceptance of the reqhired improvements by the City, the proponent shall maintain a bond, I escrow ad\count or irrevocable letter of credit, in the amount of 100% of the construction costs of the in-place improvements which will be owned and maintainep by the City. If during that 12 month period any such defects develop, I the depos~t in escrow, bond, or letter of credit may be applied by the City for any " amounts incurred to correct such defects. I i Subd. 10: Constrhction Plans and As-Builts. I \ a) Constructlon plans for the required improvements conforming in all respects to the standaJds of the City and applicable ordinances, shall be prepared by the City I Engineer Ir such other professional engineer asmay be appointed by the City. Costs and expenses incurred by the City for the preparation of constructions I. plans, and :related expenses, shall be paid by the developer. I i b) City Engin1eer shall furnish the City with as-built drawings showing the improvem6ntsas-built or in-place. I I I I I I f I I 1 Section 54.9: PUBUC LAND ~EDICATION. .. Subd. 1 : Reservation of Land. Where a proposed park, playground, school site or other I public site shown on an adopted plan o~ officiàl map is embraced in part or in whole by a boundary of a proposed subdivision, an~ such public sites are nòt dedicated to the County or Board of Education, such public grounds shall be shown as reserved land on the preliminary plat I to allow the County-State Agency orthé Board of Education the opportunity to consider and take action to,:"ard acqùisition of suc~ publi~ ground or park or schoolsite by purchase or other I means pnor to approval ofthe Fmal Plat. I I . , Subd. 2: Dedication of Land. The City shall requ~re all subdivisions to dedicate a percentage of the growth area of all proþerty subdivided for parks, playgrounds,. or other public I use. Such percentage shall be in additiop to the property dedicated for streets, alleys, waterways, pedestrian ways or other pnblic ways. I . Schedule for dedication of public land in areas zoned: , i ' Residential I 8% I CommerciaVIndustrial 2% I I No areas may be dedicated as pa:ks, Pl~ygroUndS, or ~ublic lands un~il such ar~ashave been I approved for that purpose to WhiCh they are to be dedIcated by the CIty CouncIl. The subdividCJ:-developer sballleave such 1edicated land in a condition suitable to the CityCöuncil. .. I ¡ -; II I I I i I I ! I I I I ! I I I I I I .- I I I I i I i I I I. Subd.· 3:.·, Cash'in·LieuofLand;.. If in the judgment oftheCity.CouIlcil, the area proposed to be dedicated is not suitable ordesirable for park/playground purposes, because oflocation, . si eorany OtQ",i~t the City .Souncil ~y "quir~ in lie~oflanddedic""tion, a paYl1Jent to I thCityofa sum e~uatotheperc~tagelist~ above of the average vaJue of the land to be. I su dIVIded. The aforefenÍloned value shall be the value of the1and upon approval of the pr liminaryplat, yçt'p~ortothe installation of improvements, and sha1l.be detennined jointly b?, I thCity Councilor its agent and thesubdivider-deveI9per.Jf the City Council and , sudividel'-developer c\annot agreeonJand value; then the land values shall be established on the ba is of three indçpend;ent appraisals by professional appraisers,. one to be selected by the City, I on tobe selected by tÚesubdivider-developer, andthe third to be selected by the two previously ap' o~n~edappraisers; ard th~cost oftheCií?"sapprftisers~a,ll be paid by the City, thecostofthe su dIvIder-developer's ~ppraIsersh~ll be paId by the subdIVIder-developer, and the cost of the i I thi d appraiser shall. be forneby the City and subdivider-developer in equal shares., Payment of\ the cash inJien ofland shall be completed prior to approval of the final platofthe subdivision. ! No final plat shall be a~provedunless the payment is made or an estimatedamountdeterrnined I by he City is placed intQ an escrow account forpayment Upol1comp1etion ofthe appraisal. I, SU hdedication oflandl for public use shall be without restrictions or reservations and shall be I tra sferredto the City. Section 54.10: ADMINISTRATION AND ENFORCEMENT I Subd. 1:, Respotib1eOfficial. . It shallbe duty of the CityCouncjl to see that the pro isionsof this' ordinrce are properly enforced. I- ,Subd.2: BuildirtgPermit...Nobuildingpennit sha11be issued by any governing official for he constructionofahy buildings, .structures, or improvements on land· henceforth subdivided I untiall app licab 1e reqiements pfihiSOrdiI1anCe have beenfullYCOI!lPlie~With. . Subd. 3:. Minor Subdivisions. In the case ofasubdivision which is one acre or less, and I situ ted in a locality whðre conditions are well defined, and where there will be no street 1 imp ovements, the City Council may exempt the subdivider-developer :6:om complying with some of the proceduralrbquirements stipulated in this Ordinance. However, the procedures I req iring a public hearidg may not be dispensed with. In the case of a request to divide a lot whi h is to pennit the a~dingof aparpel oflandtoan abutting lot or to createtwo lots and the I new y created property l~ne will notcause the other remaining portion oftheJottobe in violation with this Ordinance or tHe ZoningOrdinancç, the division may be approved by the. Planning Co mission aftersubmiksion of a survey by a Registered Land Surveyor showingthe original lot dproposed divisioJ. I I Subd.4: Violatidn. AnY' person violating any provision of this Ordinance shall be guilty isdemeanor. I Updated 9/1999 I. I I i i 1 I I I I , I - I I 'I I I I I - -I I , I I I I I .' I I I I SUBDIVISION CHECKLIST - City ,of ·St.Joséph I I PRELIMINARY PLAT '. ' rr~is proœdure takes appro~mately 90 days). .. I Prifr to any submittals or requests for consideration of the proposed Subdivision, the Subdivider shall meet with th~ City Administrator, th City Engineer, and the Public WorkS, Director to identify the area proposed for platting an . to review procedure. I ATE I Pre-ApplicationMeetino. Subdivider submits seventeen (17) copies of Sketch Plan for I preliminary review to City Administrator by Friday, three (3) weeks prior to next regularly scheduled Planning Commission meeting. \, ,'" C ty Administrator distributes copies as follows: I Planning Commission & Liaison -8 Administrator -1 City Engineer - 1 I- City Attorney - 1 Public WorkS Director - 1 St.Cloud APO --1 I COllnty Engineer (if appropriate) -1 - MN/DÇ)T (if appropriate) ~ 1 Public Inspection -1 File ., 1 I All parties receiving copies of Sketch Plan submit comments to City Administrator by Friday, one (1) week prior to next regularly scheduled Planning Commission meeting. I ' , I I CiW Administratordistributes, comments to Planning Commission members. \ I PI~nningCOmmiSsion Meetinq, Commission reviews comments with Subdivider at next regularly scheduled' meeting. ' \ If Sketch Plan is accepted, Subdivider initiates annexation proceedings (if required), and I begins preparation of Preliminary Plat. Planning Commission schedules Public Hearing. I , If Sketch Plan is not accepted, Subdivider revises and resubmits by Friday, two (2) weeks I pribr to next regularly scheduled Planning Commission meeting, for reconsideration. City , Administrator distributes revised copies as, before with comments due by Friday, one (1) werk prior to next regularly scheduled Planning Commission meeting. I- SlIbdivider prepares Preliminary Plat in accordance with Subdivision Ordinance. \ ' SU9divider submits names and addresses of surrounding landowners within 350 feet to CitY Administrator by Friday,three (3) weekS prior to scheduled hearing. I I I I CitY¡ Administrator publishes and posts hearing notice, and sends notice to surrounding prorrty owners as required. I Revise 12/20/02 .. . Page 1 of 5 . 1/312003 lO'32AM I I Subdivider submits preliminary Plat directly to all affected utility companies. SUbdividere obtains letters from:each utility company regarding service and required easements. I Subdivider submits seventeen (17) sets of Preliminary Plat with all required support material and platting fees (in accordance with 6.03) to City Administrator by Friday, two I (2) weeks prior to ~ext regularly scheduled Planning Commission meeting. City Administrator reviews submittal for completeness and if all documents have been provided, distributer> sets as follows: I Planning Cdmmission& Liaison - 8 City Administrator - 1 . City Engineer - 1 I City Attorney - 1 Public Works Director - 1 Building Inspector - 1 I St. Cloud APO - 1 County Engineer (if appropriate) - 1 MN/DOT (if appropriate) - 1 I If Subdivider's sub¡¡nittal is incomplete, Subdivider is notified by City Administrator and must resubmit for the following month. All parties receiving copies of Preliminary Plat and support material submit comments to I City Administrator by Friday, one (1) week prior to next regularly scheduled Planning Commission meeting. ' el I City Administrator distributes comments to Planning Commission members. , - Planning Commission Meeting/Public !-learing.Commission reviews Preliminary Plat and I comments with Subdivider. Planning Commission conducts Public Hearing. If Planning Commission recommends approval as submitted or as revised, the I Commission's written recommendation is submitted to the City Administrator. Subdivider provides fifteen (lp) additional copies of plat and support material to City Administrator by Friday, one (l)lweek prior to the next regularly scheduled City Council meeting. City Administratorlforwards Pre:liminary Plat with support material and Planning I Commission recommendations to City Council for consideration at their next regularly scheduled meeting. . I If Preliminary Plat is not approved, Subdivider resubmits by Friday, two (2) weeks prior to next regularly scheduled Planning Commission meeting for reconsideration. City Administrator distributes revised copies as before with comments due by Friday, one (1) I week prior to next regularly scheduled Planning Commission meeting. I Citv Council Meeting. City Council, considers Preliminary Plat. If City Council approves I Preliminary Plat, Subdivider begins preparation of Final Plat and orders title opinions, and City Attorney prepares Subdivision Agreement. If City Council does not approve Preliminary Plat, City Administrator forwards City Council I comments to Planning Commission and Subdivider. Subdivider resubmits to Planning Commission with ¡appropriate modifications. e , SEE ATTACHMENT I Revised 12/20/02 Page 2 of 5 1/3/2003 10:32 AM I I ,- SUBDIVISION' CHECKLIST City of St. Joseph I I FI ,ALPLAT (T is procedure takes approximately 45 days) I DATE I S bdividersubmits thirteen (13) copies of Final Plat, and City Attorney submits thirteen (+3) copies of proposed Subdivision Agreement to City Administrator by Friday, two (2) I w1eeksprior tOiPlanning Commission meeting. '.. ,.,. .. '. . '. CIty Administrator.distributes Final Plat and Subdivision Agreement as follows: 'f···: ............. ,,- ..'.,.......:. .... .. " .. -'.. .... .. .... ..... '''-,'. "" .. \ Planning Commission & Liaison -8 I City Administrator ...1 City Engineer - 1 City Attorney - 1 I Public Works Director -1 Building Inspector - 1 Ie AI' parties receiving copies.<of Final Plat and Subdivision Agreement submit commentsto City Administrator by Friday, one. (1) week prior to next regularly scheduled Planning Commission meeting, - I TJeAdministratordistributescomments to Planning Commis3ion members. . PI~nninClcommissionMeeting. . Commission reviews Final Plat, Development Agreement, I and status of annexation and zoning issues. If~lanningCOmmiSsion recommends approval as s.ubmittedor as revised, the Commission's written recommendation is submittedto, the City Council. Subdivider I pr9vides fifteen (15) additional copies of plat and agreement along with all. necessary title opinions to City Administrator by Friday, one (1) week prior tothe next regularly I scheduled City Council meeting. I If ~Iat andagreementarenotapproved, Subdivider resubmits by Friday, two (2))/Veeks pribrto next regularly scheduled Planning Commission meeting, for reconsiderati8n. City I Ad~inistratordistributes revised copies as before with comments due by Friday, one (1) week prior to next regularly scheduled Planning Commission meeting. I Cit{, Administrator forwards Final Plat and Subdivision Agreement along with Planning I Co~mission recommendations. to City Council for consideration at their nextregularly scheduled meeting. CiJ Council Meeting. City Council considers Final Plat and Subdivision Agreement, and I ch~CkS status of annexation and zoning issues. If City Council approves Final Plat ,and De1elopmentAgreement, Subdividerpreparesmylars and hardshellsfor signature! .-. If City Council.does not approve Final Plat and Development AgreementrCity , Administrator forwards City Council comments to Planning Commission and Subdivider. Subdivider resubmits to Planning Commission with appropriate modifications. R-1'~20~2 Page 3 of 5 1/3/2003, 10:32 AM I I ; I I j I _I I Construction activities may not begin until Final Plat has been signed and recorded, Development Agreement has been executed by Subdivider and City, and all required I ' . I documents, bonds, ~nd escrows have been properly filed with City. r Subdivider provides ¡City Administrator with mylar sepia and four (4) blueline prints of I Final Plat as recordid, and with 11"x17" mylar sepia or acetate reduction. ¡ . City Administrator files mylar sepia and 11 "x17" reduction in permanent City file. Bluelines are distribLted as follows: I j City Administrator - 1 Public Works Director -1 Building In~pector - 1 I City Engine~r - 1 !I: City Engineeradds Subdivision to City Maps. I I , ¡ I I i SEE AITACHMENT I I ! I I I I i , -I I , i I I i I - I ¡ I i i I i i I ¡ i ! i i I I , I 1 I I I 1 i , I I j I i , I I I I I I -I I i i I Revised 12/20/02 Page 4 of 5 1/3/2003 10:32 AM I ~ I I I. I SUBDIVISION CHECKLIST ATTACHMENT I I To assure prompt processing of your plat proposal/ please be' sure your submittal" includes the fOllOWing! I I S ETCH PLAN 0 Geherallayoutof proposed development and surrounding Subdivisions. I 0 Proposed land us and type of homes or buildings to be constructed. 0 Existing zoningo surrounding land/ and existing and proposed zoning of land to be platted. 0 Connection point for streets/ sewer/ water/ and"drainagefacilities. I I o ,Vicinity map. 0 Preliminary Plat. o Written statemen~ including development schedule/ phasing/ tabular display of lots and sizes/ proposals I for any City cost share/ mitigation measures.to be taken (if appropriate) for impact on adjacent property/ status of annexatibn petition and request for zoning change/ etc. o Topographic data j(existing conditions) in and around the plat. I. o Names of surrounding subdivisions and property owners. I o Two foot contour map o Proposed utility layout. o Proposed street grades and typical sections. I b proposedsanitarylsewer/ watermain/ and storm drainage plan. - b Building setback Ii es. J Zoning data. I FI AL PLAT I Final Plat. I Development Agreement. Title opinions for Subdivision and for any dedications or easements to be provided outside theplat. I I ' The City Administratorshall provide the City Council with copies of annexation approvals and I documentation of ioning changes as appropriate. I I I. I Revise 12/2Ó/02 Page Sof 5 1/3/2003 10:32 AM - I .- I I I I I I I _-I I I I I I I .- I I --