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HomeMy WebLinkAbout1004: Design StandardsSubdivision Code City of Prior Lake 1004/p1 SECTION 1004 DESIGN STANDARDS SUBSECTIONS: 1004.100: PUBLIC WORKS DESIGN MANUAL 1004.200: BLOCKS 1004.300: LOTS 1004.400: STREETS AND ALLEYS 1004.500: SIDEWALKS AND TRAILS 1004.600: EASEMENTS 1004.700: EROSION AND SEDIMENT CONTROL 1004.800: STORM DRAINAGE 1004.900: PROTECTED AREAS 1004.1000: DEDICATION REQUIREMENTS 1004.1100: MINIMUM DESIGN FEATURES 1004.1200: ZONING CODE CONSISTENCY 1004.100 PUBLIC WORKS DESIGN MANUAL. The design standards and requirements set forth in the City Public Works Design Manual (“PWDM”) are hereby adopted and incorporated into this Subdivision Code by reference as if fully set forth. If there is a conflict between the Subdivision Code and the PWDM the Subdivision Code shall govern; provided that two provisions addressing the same matter that are more or less restrictive are not a conflict and the more restrictive provision shall apply. 1004.200 BLOCKS. 1004.201 Block Length. In general, intersecting streets, determining block lengths, shall be provided at such intervals so as to serve cross-traffic adequately and to meet existing streets. Where no existing plats control, the blocks in residential subdivisions should not exceed one thousand three hundred twenty-five feet (1,325') nor be less than four hundred feet (400') in length, except where topography or other conditions justify a departure from these dimensions. In blocks longer than eight hundred feet (800'), the City may require pedestrian ways and/or easements through the block near the center of the block. 1004.202 Block Width. The width of the block shall normally be sufficient to allow two (2) tiers of lots of appropriate depth. Blocks intended for business or industrial use shall be of such width as to be considered most suitable for their respective use, including adequate space for off-street parking and deliveries. 1004.300 LOTS. Subdivision Code City of Prior Lake 1004/p2 1004.301 Area. The minimum lot area, width and depth shall not be less than that established by the Zoning Code in effect at the time. 1004.302 Corner Lots. Corner lots for residential use shall exceed the minimum width and area requirements in the zoning district by twenty percent (20%) to permit appropriate building setback from both streets as required in the Zoning Code. 1004.303 Side Lot Lines. Side lines of lots shall be approximately at right angles to street lines or radial to curved street lines. 1004.304 Frontage. Every lot must have frontage on an approved street (not an alley), unless an alternative access easement is approved by the City with the subdivision application in the sole discretion of the City. All lots, with the exception of townhouse lots, must meet the minimum lot width requirements of the Use District as required in the City Zoning Code. 1004.305 Setback Lines. Setback or building lines shall be shown on all lots intended for residential use and shall not be less than the setback required by the City Zoning Code. 1004.306 Features. In the subdividing of any land, due regard shall be shown for all- natural features, such as tree growth, watercourses, historic spots or similar conditions which, if preserved, will add attractiveness and stability to the proposed subdivision. 1004.307 Lot Remnants. All remnants of lots below minimum lot size left over after subdividing of a larger property must be added to adjacent lots, rather than allowed to remain as unusable property unless a plan is provided showing the future use of the lot remnant. 1004.308 Political Boundaries. No singular plat shall extend over a political boundary or school district line without written notification to and approval by the affected units of government. 1004.309 Frontage On Two Streets. Double frontage, or lots with frontage on two (2) parallel streets shall not be permitted except where lots back on collector or arterial streets, County or State highways, or where topographic or other conditions render subdividing otherwise unreasonable. Such double frontage lots shall adhere to, the following requirements: (1) Lot Depth. Double frontage lots shall have an additional depth of at least twenty feet (20') in order to allow space for screen plantings and/or buffering along the back lot line. To ensure adequate depth for such buffering, the following minimum depth requirements shall be required for double frontage lots: District Minimum Lot Depth R-1 160 feet R-2 120 feet Subdivision Code City of Prior Lake 1004/p3 (2) Buffering/Screening. All bufferyard requirements as regulated by the Zoning Code must be satisfactorily met. 1004.310 Turn-Around Access. Where proposed residential lots access off of a collector or arterial street, they shall be platted in such a manner as to provide turn-around access and egress on each lot. This access and egress must be identified on the grading plan for the subdivision. 1004.311 Buffer Side Yards. In the case of side yards involving single-family residential lots abutting arterial streets, lot widths shall be increased at least ten feet (10') above the minimum lot width for the purpose of establishing buffers along the lot line bordering such streets. Buffering or side yards bordering major collector or arterial streets shall comply with the requirements as established by the Zoning Code. 1004.312 Irregularly Shaped Lots. On single-family residential lots determined to be irregular in shape (e.g., triangular), the developer shall demonstrate to the City an ability to properly place principal buildings and accessory structures upon the site that are compatible in size and character to the surrounding area. 1004.400 STREETS AND ALLEYS. 1004.401 Continuous Streets. Except for cul-de-sacs, streets shall connect with streets already dedicated in adjoining or adjacent subdivisions, or provide for future connections to adjoining unsubdivided land, or shall be a reasonable projection of streets in the nearest subdivided land. The arrangement of thoroughfares and collector streets shall be provided in a manner consistent with the Comprehensive Plan. Dedicated streets shall be constructed to the property boundary of the subdivision. 1004.402 Local Streets. Local streets should be designed so as to discourage their use by nonlocal traffic. 1004.403 Street Plans For Future Subdivisions. Where the plat to be submitted includes only part of the property owned or intended for subdivision by the subdivider a tentative plan of a proposed future street system for the unsubdivided portion shall be prepared and submitted by the subdivider. 1004.404 Temporary Cul-De-Sac. In those instances where a street is terminated pending future extension in conjunction with a future subdivision and there is more than two hundred feet (200') between the dead end and the nearest intersection, a temporary turn around facility shall be provided at the closed end. This temporary cul-de-sac must be designed as approved by the City Engineer and must be placed inside a temporary roadway easement if located outside a street right of way. The subdivider shall be required to provide an irrevocable letter of credit in a form acceptable to the City Attorney for removal or restoration of the temporary cul-de-sac as determined by the City. The subdivider shall install a sign at the Subdivision Code City of Prior Lake 1004/p4 end of the temporary cul-de-sac stating that the cul-de-sac is a “future through street”. 1004.405 Provisions For Resubdivision Of Large Lots. When a property is subdivided into larger than normal building lots, such lots shall be so arranged as to permit the logical location and openings of future streets and appropriate resubdivision, with provision for adequate utility connections for such resubdivision. 1004.406 Street Intersections. Streets shall be laid out so as to intersect as nearly as possible at right angles, except where topography or other conditions justify variations. The minimum angle of intersection of streets shall be eighty (80) degrees. Local street intersections must have a centerline offset of at least 280 feet. Local streets intersecting with a collector or higher order street must have a centerline offset of at least 660 feet unless topographic or other conditions render the requirements of this provision unreasonable. 1004.407 Subdivisions Abutting Major Rights-Of-Way. Wherever the proposed subdivision contains or is adjacent to the right-of-way of a State highway or thoroughfare, provision may be made for a marginal access street (ie frontage road) approximately parallel and adjacent to the boundary of such right-of-way, provided that appropriate consideration is given to circulation design, or provision may be made for a street at a distance suitable for the appropriate use of land between such street and right-of-way. Such distance shall be determined by the City with due consideration of the minimum distance required for approach connections to future grade separations, or for lot depths. 1004.408 Half-Streets. Dedication of half-streets shall not be allowed unless they are essential to the reasonable subdivision of the property or where it is found that it will be practical to require the dedication of the other half when the adjoining property is subdivided. The construction of half-streets shall conform with the requirements of these regulations 1004.409 Reserve Strips. Reserve strips controlling access to streets are prohibited. 1004.410 Street Right-Of-Way And Surface Widths. Street right-of-way and surface widths shall conform to the following standards: Street Design Classifications Right-of-way (ROW) Street Widths in feet (Measured face of curb to fact of curb) Principal or minor arterial As required by state or county As required by state or county Collector 80 – 100 feet 36 – 52 feet Local 50 – 60 feet 28 – 32 feet Right-of-Way dedications, excluding turnaround area, may be reduced from 60 to 50 feet, and street widths may be reduced from 32 feet to not less than 28 feet in areas determined by the City to be environmentally sensitive due to topography, forestation, wetlands and/or proximity to the Shoreland District. The reduction in width shall be made at the sole discretion of the City, per Subsection 1004.414 of Subdivision Code City of Prior Lake 1004/p5 the Subdivision Code. 1004.411 Street Sections. The street sections shall comply with design standards as set forth in the PWDM. All street designs are subject to the review and approval of the City. 1004.412 Dead-End Streets Prohibited. Dead-end streets (temporary or permanent) without cul-de-sac turnarounds are prohibited unless otherwise provided for in this Subdivision Code. 1004.413 Cul-De-Sacs. (1) Criteria For Construction. Permanent cul-de-sacs are allowed only where one or more of the following criteria have been met: - Area topography or other physical site conditions warrant a cul-de-sac. - A through street is not physically feasible or desirable due to environmental considerations. (2) Requirements. Permanent cul-de-sacs shall not be longer than five hundred feet (500') measured to the centerline of the intersection and including a terminal turnaround which shall be provided at the closed end, with a right-of- way radius not less than sixty feet (60'). 1004.414 Environmentally Sensitive Area Exceptions. In areas determined by the City to be environmentally sensitive due to topography, forestation and/or wetlands, deviations to the design standards outlined in this Subsection 1004 may be allowed, provided that such deviations are limited to the following: - All lots shall meet or exceed the minimum standards for the applicable zoning district. - The curb cut opening on the street shall meet established standards. - Street widths may be reduced from thirty-two feet (32') to no less than twenty- eight feet (28'). 1004.415 Private Streets. Private streets shall only be permitted in Planned Unit Developments, which have homeowner associations approved by the City. Private streets shall be platted as outlots, and shall be designed and constructed in the same manner as public streets; provided, the street pavement may be contained within the outlot and the balance of the street right-of-way may be contained within adjacent easements, provided that the combined width of outlots and easements shall not be less than the right-of-way, pavement width and easement requirements for public streets. 1004.416 Functional Classification. Streets within the City shall be dedicated in accordance with their functional classification as designated within the City's Subdivision Code City of Prior Lake 1004/p6 Comprehensive Plan. 1004.500 SIDEWALKS AND TRAILS. 1004.501 Required Sidewalks/Trails. Sidewalks or trails shall be required for all new subdivisions where a means of pedestrian access from the subdivision to schools, parks, churches, business or industrial developments, adjacent neighborhoods, transportation facilities, or for unusually long blocks is necessary in order to meet the purpose and objectives of the Comprehensive Plan and of this Subsection 1004 . Subsection 1004.503 of the Subdivision Code contains the guidelines for the location, installation and maintenance of sidewalks and trails within the City. The City Council shall make the final determination of the type and location of sidewalks and trails to be installed. Paved or concrete sidewalks or trails that may not strictly follow the street may be permitted by the City Council. Sidewalks or trails in common areas or other locations away from streets which are typically found in Planned Unit Developments or cluster developments generally should be integrated into the detailed area plan or layout permitting visual surveillance of the path from the street or nearby houses. 1004.502 Standards. (1) Sidewalks shall be constructed of concrete, five feet (5') wide. An eight foot (8') concrete sidewalk will be required in high density areas where safety is a concern, including but not limited to, commercial and industrial areas, multi- family areas and school zones. (2) Sidewalks shall be located at least one foot (1’) inside a public right-of-way, public easement, or common area. A border area or grass strip located between the street edge of the sidewalk and curb face shall be installed to provide a visual break between the paved surface of the street and sidewalk, a suitable location for snow storage, and to provide pedestrian safety by further moving the sidewalk from the road surface in accordance with the PWDM. (3) A continuous sidewalk, without a grass strip will be required where the City determines that turf maintenance will likely be a problem and pedestrian traffic is considerable. (4) Sidewalk street crossings shall be located at a point along the road that offers adequate sight distance as determined by the City. (5) Barrier curbs (vertical curbs) six inches (6") high shall be provided along collector streets or streets located in commercial or industrial areas adjacent to sidewalks to help prevent vehicles from leaving the roadway, control drainage, protect pavements edges and protect sidewalks, lawns, utilities signs and street trees from encroachment by vehicles, unless otherwise Subdivision Code City of Prior Lake 1004/p7 required by Federal, State or County guidelines. (6) Curb cuts and ramps shall be installed in accordance with the PWDM. (7) When sidewalks cross streets, a treatment such as striping, landscaping medians, colored or stamped concrete or signs to identify the crosswalk as approved by the City, shall be installed by the subdivider. (8) In subdivisions that contain hills or steep topography, the sidewalk pattern shall conform as closely as possible to the standards found herein and to connecting sidewalks and trails. (9) Where possible, new sidewalks shall be a logical extension of the existing sidewalks in adjacent subdivisions. 1004.503 Guidelines for Location, Construction and Maintenance of Sidewalks/Trails in New Developments. Street Type Number of Sidewalks/Trails Installation Paid by Dev./City/ * Maintained by Owner/City None or 1 1 or 2 Sides Both Sides Local X Developer Owner/City Minor Collector X Developer Owner/City Major Collector X Developer/City/ * Owner/City Minor Arterial X Developer/City/ * Owner/City Major Arterial X Developer/City/ * Owner/City Principal Arterial X Developer/City/ * Owner/City * Other jurisdictions such as MnDOT or Scott County 1004.504 Additional Guidelines. If a public improvement is not listed in the City's CIP, the subdivider will be responsible for cost and installation of sidewalk system. The City may require that sidewalks be installed on local streets or on one side of a minor collector when a trail also serves the street or where topographical or traffic conditions warrant. 1004.600 EASEMENTS. 1004.601 Width And Location. An easement for utilities at least ten feet (10') wide shall be provided along all front and rear lot lines and an easement for utilities at least five feet (5’) wide shall be provided along all side lot lines. If necessary for the extension of watermain, sewer lines, stormwater sewer lines, drainage, and other utilities, easements of greater width may be required along lot lines or across lots. 1004.602 Continuous Utility Easement Locations. The design and location of utility easements shall connect with easements established in adjoining properties. These easements, when approved, shall not thereafter be changed without the written approval of the City Council after a public hearing. Subdivision Code City of Prior Lake 1004/p8 1004.603 Exclusion From Minimum Lot Area. Easements established over major drainage ways, wetlands, water bodies, road rights-of-way, and regional utility/pipeline easements shall be excluded from the calculation of minimum lot areas as defined by the Subdivision Code and by the provisions of the Zoning Code. 1004.604 Outlot Alternative. The City may require outlots rather than easements for wetlands, watermain, sewer lines, storm sewer lines, drainage areas, temporary cul-de-sacs and other features, when these features will be owned and maintained by the City. The subdivider is responsible for providing the City with a recorded warranty deed, in a form approved by the City Attorney, for the outlot and for payment of all taxes on the outlot. A recorded copy of this deed shall be delivered to the City immediately upon recording of the final plat. 1004.700 EROSION AND SEDIMENT CONTROL. The design of erosion and sediment control structures and procedures shall be in conformance with the provisions of the PWDM and in accordance with other State regulations. 1004.800 STORM DRAINAGE. All subdivision design shall incorporate provisions for storm water runoff consistent with the PWDM and the City’s Comprehensive Stormwater Management Plan. 1004.900 PROTECTED AREAS. Where land proposed for subdivision is deemed environmentally sensitive by the City due to the existence of features including, but not limited to, wetlands, drainageways, watercourses, areas subject to flooding, significant trees, steep slopes or wooded areas, the design of said subdivision shall clearly reflect all necessary measures of protection to ensure against adverse environmental impacts. 1004.901 Based upon the necessity to control and maintain certain sensitive areas, the City shall determine whether said protection will be accomplished through lot enlargement and redesign or dedication to the City of those sensitive areas in the form of outlots. 1004.902 Measures intended to protect the areas designated as environmentally sensitive shall include design solutions, which allow for construction and grading involving a minimum of alteration to sensitive areas. Such measures, when deemed appropriate by the City, may include, but shall not be limited to, the following. - The establishment of easements and/or outlots over wetlands, drainageways and watercourses. - The implementation of flood control measures. - The enlargement of lots or redesign of the subdivision. Subdivision Code City of Prior Lake 1004/p9 - The utilization of appropriate erosion control measures subject to approval by the City. - Soil testing to determine the ability of the proposed subdivision to support development. - The limitation of development on slopes steeper than thirty (30) percent. - Structures that conform to the natural limitations presented by the topography and soil so as to minimize to the greatest extent feasible the potential for soil erosion. - The implementation of slope stabilization measures. - The establishment of a buffer zone around wetlands as outlined in Subsection 1004.903 of the Subdivision Code. 1004.903 Buffer Strip Requirement. For any lot created on or after the January 1, 2000, a buffer strip shall be maintained around the perimeter of all wetlands. The buffer strips shall meet the following requirements: - Buffer strips shall be sized as set forth in the PWDM. - Buffer strips shall be required whether or not the wetland is on the same property as the proposed subdivision or on an adjacent property. - - Where acceptable natural vegetation exists in buffer strip areas, the retention of such vegetation in an undisturbed state is required unless the subdivider receives approval to replace such vegetation. - In the event the buffer strip area is graded, it shall be seeded or planted with native wetland vegetation where possible or in accordance with the standards for buffer strip vegetation in the PWDM. - Monumentation. A monument shall be required at each property line where it crosses a buffer strip and shall have a maximum spacing of 200 feet along the edge of the buffer strip. Additional monuments shall be placed as necessary to accurately define the edge of the buffer strip. A monument shall consist of a post and a buffer strip sign. The signs shall have a brown field with white lettering and shall be securely mounted on a post to a minimum height of 4 feet above grade. The signs shall include prohibitions against disturbing or developing the buffer strip. The signs shall be installed prior to the issuance of a building permit. 1004.904 Buffer Strip Alterations. (1) Alterations including building, storage, paving, mowing, plowing, introduction of noxious vegetation, cutting, dredging, filling, mining, dumping, grazing Subdivision Code City of Prior Lake 1004/p10 livestock, agricultural production, yard waste disposal or fertilizer application, are prohibited within any buffer strip. Noxious vegetation, such as European buckthorn, purple loosestrife and reed canary grass, may be removed as long as the buffer strip is maintained to the standards required by this Subsection 1004.900. (2) The following activities shall be permitted within any buffer strip, and shall not constitute prohibited alterations under Subsection 1004.904 (1) above: - Plantings that enhance the natural vegetation or selective clearing or pruning of trees or vegetation that are dead, diseased or pose similar hazards. - Use and maintenance of an unimproved access strip through the buffer, not more than 20 feet in width, for recreational access to the wetland; - Placement, maintenance, repair or replacement of utility and drainage systems that existed before creation of the buffer strip or are required to comply with any subdivision approval or building permit, as long as any adverse impacts of utility or drainage systems on the function of the buffer strip have been avoided or minimized to the extent possible; and - Construction, maintenance, repair, reconstruction or replacement of existing and future public roads crossing the buffer strip, as long as any adverse impacts of the road on the function of the buffer strip have been avoided or minimized to the extent possible. 1004.905 Alternate Buffer Strips. (1) Because of unique physical characteristics of a specific property, narrower buffer strips may be necessary to allow a reasonable use of the property. The use of alternate buffer strips will be based on an assessment of the following: - The size of the property; - Existing roads and utilities on the property; - The percentage of the property covered by wetlands; - The configuration of the wetlands on the property; - The quality of the affected wetlands; - Any undue hardship that would arise from not allowing the alternative buffer strip. (2) The use of alternative buffer strips will be evaluated as part of the review of a preliminary plat. (3) Where alternative buffer strip standards are approved, the width of the buffer strips shall be established by the City and include a minimum width of 10 feet. Alternative buffer strips must be in keeping with the spirit and intent of this Subdivision Code City of Prior Lake 1004/p11 Subsection 1004.900. 1004.906 Additional Setback Requirements. In any residential zoning districts, the subdivision grading plan shall indicate a minimum setback of thirty feet (30') measured from the 100-year flood elevation of any wetland or detention pond to the building pad or house location. 1004.1000 PARKLAND DEDICATION REQUIREMENTS. The property owners of any land being subdivided for residential, commercial, industrial or other uses, or as a Planned Unit Development shall dedicate a reasonable portion of the subdivided land to the public for public use as parks, playgrounds, trails or public open space. The City has determined the land dedication requirement to be equivalent to ten percent (10%) of the net area of a subdivision. Net area is defined as the gross area of land within the proposed subdivision less any storm water ponding or wetland easements conveyed to the City. For the purpose of parkland calculation, local street right-of-way is included in net area, but road right-of-way necessary for County or State highways or excess collector street right-of- way shall be excluded from net area. The amount of credit given for land to be dedicated shall be based upon the land characteristics and in accordance with the following schedule: (amd. Ord. 03-09, pub. 6/28/03) DEDICATION SCHEDULE Land Characteristic Dedication Credit Wooded areas or dry upland with undisturbed topsoil and slopes not exceeding 10% 100% Land on which the subdivider has provided a minimum of 4” of topsoil, graded to meet public use needs and does not exceed 10% slopes 100% Wetlands, N.U.R.P. ponds, water retention areas and other lands, which are not usable for public recreation purposes 0% At the City Council's discretion, the City may accept other property for public use, which do not meet the above criteria, when they meet public purposes and/or are contiguous to acceptable park, trail and open space land. No credit for the non- qualifying land will be given toward the satisfaction of park dedication requirements. 1004.1001 Land Preparation. Dedicated land shall be made suitable by the subdivider for its intended use as parks and playgrounds, trails, or public open space. The City shall determine the final condition of the land that is to be dedicated and the subdivider shall be responsible for grading, topsoil, turf establishment, and construction of any trails unless otherwise directed by the City. The City further reserves the right not to accept land that in its discretion is not useable for the above-described purposes, does not provide park facilities in the locations set forth in the City's Comprehensive Plan, or land that would require Subdivision Code City of Prior Lake 1004/p12 extensive expenditures on the part of the City to make them useable. 1004.1002 At the City's option, the subdivider shall contribute an equivalent amount in cash, or in cash and land, in lieu of all or a portion of the land that the City may require such owner to dedicate pursuant to Subsection 1004.1000 above. The cash amount shall be based on an amount determined annually by the City Council as part of the adoption of the City Fee Schedule. 1004.1003 Whenever the term "dedicate" is used in this Subsection 1004, it shall mean a dedication to the City of land or cash, or some combination thereof, whichever the City, at its option, shall require. The dedication shall be made prior to the City's release of the final plat for filing. 1004.1004 In instances where cash is required in lieu of land, payments as required by this subsection shall be made prior to the release of the final plat to the subdivider. 1004.1005 Unless otherwise provided by the City, all land to be dedicated for park purposes shall be conveyed to the City by warranty deed. 1004.1006 Prior to the dedication of such land for public use, the subdivider shall deliver to the City a title opinion addressed to the City, and in a form acceptable to the City Attorney, as to the condition of the title of such property, or in lieu of a title opinion, a title insurance policy from a title company acceptable to the City insuring the required public interest in the dedication therein. 1004.1007 In those cases where the City has agreed to allow the conveyance of parkland by a deed rather than dedication on the plat, the subdivider shall, immediately upon filing of the final plat or other appropriate subdivision documents, file for recording all easements, deeds or other conveyances of property required as a condition to the subdivision plat approval, and provide evidence to the City. No building permits shall be issued to any lot in said plat until all such documents have been executed and filed. 1004.1100 MINIMUM DESIGN FEATURES. The design features set forth in the Subdivision Code are minimum requirements. The City may impose additional or more stringent requirements concerning lot size, streets and overall design as deemed appropriate considering the property being subdivided. 1004.1200 ZONING CODE CONSISTENCY. Preliminary and final plats shall only be approved if they are consistent with the Zoning Code. Preliminary plats shall not be approved prior to adoption of any pending rezoning application, any pending rezoning initiated by the City or any other Zoning Code changes necessary for final plat approval. (Ord. Amd. 118-13, publ. 08/11/2018) Subdivision Code City of Prior Lake 1004/p13 (THIS SPACE INTENTIONALLY BLANK.)