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n. Corners. Roadways of street intersections shall be
<br /> rounded by a radius of not less than 20 feet. Roadways
<br /> of alley.street intersections shall be rounded by a
<br /> radius Of not less than 10 feet.
<br />
<br /> 8,04 Easements.
<br />
<br /> a. Utility. Easements at least 10' wide on front lines
<br /> and 20' wide centered on rear or side lot lines shall be
<br /> provided for utilities where necessary. Utility
<br /> easements shall have continuity of alignment from
<br /> block to block and lot to lot. Easements may be
<br /> required along lot lines to rights.of-way so as to
<br /> provide for street lighting.
<br />
<br /> b. Drainage. Where a subdivision is traversed by a
<br /> water course, drainage way or stream, a drainage
<br /> easement conforming substantially with the lines of
<br /> such water course shall be provided, together with
<br /> such further width or construction, or both, as shall be
<br /> adequate for storm water drainage of the area
<br />
<br /> 8.05 Lots.
<br />
<br /> a. Minimum Lot Size. The minimum lot area and
<br /> dimension shall be as specified in the respective zoning
<br /> districts of Ramsey Township, and in addition, the
<br /> following standards shall apply:
<br />
<br /> a(I). Water and sanitary Sewer areas. In areas
<br /> served by public water and sanitary sewer systems, a
<br /> lot shall not contain less than 10,800 square feet nor
<br /> have a frontage of less than 80 feet at the building set-
<br /> back line. The required frontage and area lot size
<br /> referred to in this paragraph (A(t)) shall be exclusive
<br /> of all street rights ot way.
<br />
<br /> a(2). Areas lacking water and sanitary sewer. In
<br /> areas which are not served by public water and
<br /> sanitary sewer systems, no lot shall be developed for
<br /> residenlial purposes unless it conlains a minimum of
<br /> 43,560 square feet of land area and has a frontage of at
<br /> least 200 feet at the building set-back line, The plat
<br /> shall show a feasible plan for future re-subdivision by
<br /> which lots may be re.subdivided to meel the size and
<br /> dimension standards of lots in areas served by public
<br /> water and sanitary sewer systems.
<br />
<br /> b. Localion. All lots shall have at least the minimum
<br /> required frontage on a publicly dedicated street.
<br />
<br /> c. Corner Lots, Corner lots shall be plaited at least 10
<br /> feet wider than interior lots.
<br />
<br /> d. Butt Lols. Butt lots shall be platted at least 5 feet
<br /> wider than lhe average width of interior lots in the
<br /> block. The use of butt lots shall be avoided wherever
<br /> possible.
<br />
<br /> e. Water Courses. Lots abutting upon a water course,
<br /> drainage way, or stream shall have such additional
<br /> depth or width as may be required to protect house
<br /> sites from flonding.
<br />
<br /> f. Double Frontage. Lots with frontage on 2 parallel
<br /> streets shall not be permitted except where lots back
<br /> on arterial streets or highways. Double frontage lots
<br /> shall have an additional depth for screen planting
<br /> along the rear lot llne.
<br />
<br /> g. Access to Thoroughfares. In those instances where
<br />a plat is adiacent to a limited access highway or other
<br />maior highway or thoroughfare, no direct vehicular
<br />access shall be permitted from individual lots fo such
<br />highway.
<br />
<br /> h. Natural Features. In the subdividing of land,
<br />regard shall be shown for all natural features,
<br />including tree growth, water course, which if
<br />preserved will add attractiveness to the area.
<br />
<br /> i. Lol Remnants, Lot remnants which are below
<br />minimum lot area or dimension must be added to
<br />adiacent or surrounding lots rather than to be allowed
<br />to remain as an unusable outlot or parcel unless the
<br />subdivider can show acceptable plans for the future
<br />use of such remnanls.
<br />
<br /> 8.06 Dedication of Parks and Open Spaces, In all new
<br />subdivisions, seven percent of the gross area
<br />subdivided shall be dedicated for public recreation
<br />space with such seven percenl being in addition to
<br />property dedicated for streets, alleys, easements, or
<br />other public ways. No areas may be'dedicated for
<br />public use until such areas have been approved as
<br />being suitable and needed for the public heallh, safety,
<br />convenience, and.or general welfare. When the
<br />subdivision is too small for practical dedication of
<br />public land or it no land in the subdivision is suitable
<br />
<br /> for such use, the subdivider shall be required to pay a
<br /> fee of Twenly Dollars ($20.00) per lot created or ten
<br /> percent of the market value of the land as determined
<br /> by tax assessments records and formulas lhat apply
<br /> lhereto, whichever is greater. Lots created in any
<br /> manner lhat are larger than five acres or 300 feet in
<br /> width shall not be subject to paying a fee in lieu of
<br /> public land dedication but may be subject to dod ication
<br /> of land for public use.
<br />
<br /> SECTION 9. CONSTRUCTION OF
<br /> IMPROVEMENTS.
<br />
<br /> 9.01. General Conditions. Upon receipt of
<br /> preliminary approval of a plat by the Town Board and
<br /> prior to Board approval of the final plat, the subdivider
<br /> shall make provision, in the manner hereinafter set
<br /> forth, for the installation, at the sole expense of the
<br /> subdivider, of such improvements as shall be required
<br /> by the Township, which improvements may include,
<br /> but are not limited to, streets, sidewalks, public water
<br /> systems, sanitary sewer systems, surface and Storm
<br /> drainage systems, and public utility services. The
<br /> installation of said improvements shall be in
<br /> conformity with Township approved conslruction
<br /> plans and specifications and all applicable Township
<br /> standards and ordinances.
<br />
<br /> 9.02 Performance Contract. Prior to the installation
<br /> of any required improvements and prior to Township
<br /> approval of the final plat, the subdivider shall enter
<br /> into a contract with the Township which contract shall
<br /> require the subdivider to construct said improvements
<br /> at the sole expense of the subdivider and in accordance
<br /> with Township approved construction plans and
<br /> specifications and all applicable Township standards
<br /> and ordinances. Said contract shall provide for the
<br /> supervision of construction by the Township Engineer;
<br /> and said contract shall require that the Township be
<br /> reimbursed for all costs incurred by the Township for
<br /> engineering and legal fees and other expenses in
<br /> connection with the making of such improvements.
<br /> The performance of said contract shall be financially
<br /> secured by a cash escrow deposit or performance bond
<br /> as hereinafter set forth. No performance contract or
<br /> financial security shall be required for any
<br /> improvement which is not a requirement for approval
<br /> of the final plat.
<br />
<br /> 9.03 Financial Security. The performance contract
<br /> shall require the subdivider to make a cash escrow
<br /> deposit or in lieu thereof to furnish a performance bond
<br /> in the following amounts and upon the following
<br /> conditions.
<br />
<br /> a. Escrow Deposil. The subdivider shall deposit with
<br /> the Township Treasurer a cash amount equal to 110
<br /> percent of the total cost of such improvements as
<br /> estimated by lhe Township Engineer, including the
<br /> estimated expense of the Township for engineering and
<br /> legal fees and other expenses incurred by the Township
<br /> in connection with the making of sbch improvements.
<br />
<br /> b. Performance Bond. In lieu of a cash escrow
<br />deposit, the subdivider may furnish a performance
<br />bond, with a corporate surety satisfactory to the
<br />Township, in a penal sum equal to 110 percent of the
<br />total cost of such improvements as estimated by the
<br />Township Engineer, including the estimated expense
<br />of the Township for engineering and legal fees and
<br />other expenses incurred by the Township in connection
<br />with the making of such improvements.
<br />
<br /> c. Conditions. The performance contract shall
<br />provide for a completion date on which all of the
<br />required improvements shall be fully installed,
<br />completed and accepted by the Township. The
<br />completion date shall be determined by lhe Town
<br />Board after consultation with the Township Engineer
<br />and the subdivider, and shall be reasonable in relation
<br />to the construction to be performed, the seasons of the
<br />year and proper correlation with construction
<br />aclivities in the subdivision The performance contract
<br />shall provide that in the event the required
<br />improvements are not completed within the time
<br />allotted, the Township shall be allowed to exercise ifs
<br />power to recover on the performance bond or utilize'
<br />the escrow deposit to complete the remaining
<br />construction to Township standards and specifications.
<br />In the event the amount of funds recovered is
<br />insufficient to cover lhe cost of constructions, the
<br />Township Board may assess the remaining cost to the
<br />lands within lhe subdivision.
<br />
<br /> 9.04 Construction Plans. Construclion plans and
<br />specifications for the required improvements
<br />conforming in all respects wilh the standards and
<br />ordinances of lhe Township shall be prepared at the
<br />
<br /> expense of the subdivider by a professional engineer
<br /> registered by the State of Minnesota. Such plans and
<br /> specifications shall be approved by the Township
<br /> Engineer and shall become a part of the performance
<br /> contract. Two prints of said plans and specifications
<br /> shall be filed with the Township Clerk.
<br />
<br /> 9.05 Inspection. All required improvements shall be
<br /> inspected during the course of construction by the
<br /> Township Engineer and acceptance of said
<br /> improvements by the Township shall require the prior
<br /> written certification by the Township Engineer that
<br /> said improvements have been constructed in
<br /> compliance with the plans and specifications.
<br />
<br /> 9.06 Prior Improvements. Improvements which have
<br /> been completed prior to application for final plat
<br /> approval or execution of the performance contract
<br /> shall be accepted as equivalent improvements
<br /> provided the Township Engineer shall certify in
<br /> writing that said improvements conform to Township
<br /> standards.
<br />
<br /> 9.07 Conslruction by Township. The township shall
<br /> have the right to install such of the required
<br /> improvements as if may elect, and upon such terms
<br /> and conditions as if may deem appropriate under the
<br /> circumstances.
<br />
<br /> 9.08 As Built Plans. Upon completion of installation
<br /> of all required improvements, the subdivider shall file
<br /> with the Township Clerk a tracing and two copies of
<br /> plans and specifications showing all improvements as
<br /> finally constructed and installed.
<br />
<br /> 9.09 Street Improvement Standards.
<br />
<br /> a. Grading, The full width of the right-of-way of each
<br /> street and alley shall be graded, including the
<br /> subgrade of the areas to be paved, in accordance with
<br /> the standards and specifications established by the
<br /> Township.
<br />
<br /> b. Seeding. The portion of the street right-of-way
<br /> beyond the roadway surface shall be elfher covered
<br /> with at least four inches of topsoil and seeded with
<br /> perennial grass seed or covered by a mixture of
<br /> perennial grass seed and organic mulching material.
<br />
<br /> c. Private Driveways. All private driveways
<br /> providing access to public right-of-way shall approach
<br /> fo grade level,
<br />
<br /> d. Street Signs, Street signs of a design approved by
<br /> the Township shall be installed at each street
<br /> intersection at the developer's expense.
<br />
<br /> e. Continued Streel Maintenance. Minimum
<br /> Township road construction standards must be met for
<br /> one year after approval of the final plat at the
<br /> subdivider's expense.
<br />
<br />9.10 Drainage Facilities, Storm sewers, culverts and
<br />water drainage facilities shall be required when in the
<br />opinion of the Township Engineer such facilities are
<br />necessary to insure adequate drainage for the area. All
<br />such drainage facilities shall be constructed in
<br />accordance with standards and specifications
<br />established by the Township.
<br />
<br /> 9.11 Subsurface Condilions, The subdivider shall
<br />cause tests to be made of subsurface conditions to
<br />determine the nature and extent of subsurface soil,
<br />rock and water. The location and results of said tests
<br />shall be made available to the Township.
<br />
<br /> 9.12 Township Water and Sanitary Sewer Systems.
<br />Where connection with the Township water and
<br />sanitary sewer systems is available, the subdivider
<br />shall be required to install water and sanitary sewer
<br />mains in the subdivision and connect the same with the
<br />Township systems.
<br />
<br /> 9.13 Sidewalks and Pedeslrian Ways. All sidewalks
<br />and pedestrian ways required by the Township shall be
<br />constructed of 4 inch concrete placed on a 4 inch gravel
<br />base. Grades shall be approved by the Township
<br />Engineer. Sidewalks shall be placed in the public right-
<br />of-way one foot from the property line and shall be a
<br />width designated by the Township,
<br />
<br /> 9,14 Public Utilities,
<br />
<br /> a. Underground Utilities. All underground
<br />installation of service lines within street rights-of-way
<br />shall be completed prior to streel surfacing. As-Built
<br />Plans showing the location and depth of all
<br />
<br />
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