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possible.
<br /> e. Water Courses. Lots abutllng upon a wafer
<br />course, drainage way, or stream shall have such
<br />addilional depth or width as may be required to
<br />protect house sites from flooding.
<br /> f. Double Frontage. Lots with frontage on 2
<br />parallel streets shall not be permitted except where
<br />lots back on arterial streets or highways. Double
<br />frontage lots shall have an additional depth for
<br />screen planting along the rear lot line.
<br /> g. Access to Thoroughfares. In those instances
<br />where a plat is adjacenl to a limited access highway
<br />or other mater highway or thoroughfare, no direct
<br />vehicular access shall be permitted from individual
<br />lots to such highway.
<br /> h. Natural Features. In the subdividing of land,
<br />regard shall be shown for all natural features, in-
<br />cluding tree growth, water course, which if
<br />preserved will add attractiveness fo the area.
<br /> i. Lot Remnants. Lot remnants which are below
<br />minimum lot area or dimension must be added to
<br />adjacent or surrounding lots ralher than to be
<br />allowed to remain as an unusable outlet or parcel
<br />unless the subdivider can show acceptable plans for
<br />the future use of such remnants.
<br />8.06. Dedication of Parks and Open Spaces.
<br />a. Areas to be Dedicated. In all new subdivisions,
<br />seven (7) percent of the gross area subdivided shall
<br />be dedicated to the public for public use as parks,
<br />playgrounds and open space. Along with the
<br />dedication required in the previous sentence, ad.
<br />dltional land amounting fo a maximum of five (5)
<br />percent of fha gross area subdivided shall be
<br />dedicated to the public for public use as storm water
<br />holding areas or ponds. No area may be dedicated
<br />for public use until written findings and racom.
<br />mendafions regarding the proposed dedications have
<br />been made by lhe Plannlng Commission and
<br />presented to fha City Council. The City Council shall
<br />not approve the dedication of any areas for public
<br />useunless it determines that such areas are suitable
<br />and needed for the public health, safety, convenience
<br />and.or general welfare. If the City Council deter-
<br />mines that no areas in lhe gross area to be sub-
<br />divided are needed for storm water holding areas or
<br />ponds, then the City Council may require that the
<br />area dedicated to the public for public use as parks,
<br />playgrounds and 6pen space be increased to ten (10)
<br />percent of the gross area subdivided.
<br /> b. Cash Payments. In lieu of public land dedication
<br />for 1he purposes of parks, playgrounds, and open
<br />space as above described, the City Council
<br />require the subdivided to contribute ten (10) per'C~Tt
<br />of the fair market value of the undeveloped land, or
<br />$100.00 per lot created, whichever tsgreater. The fair
<br />market value of fha undeveloped land shall be
<br />detecmined by the tax assessments, records and
<br />formulas, that apply thereto. The cash payments
<br />received as a result of this provision shall be placed
<br />in a special fund by the City and used only for
<br />acquisition of land for parks, playgrounds, public
<br />open space and storm waler holding areas or ponds,
<br />development of existing parks and playground sites,
<br />public open space and storm water holding areas or
<br />ponds and debt rellrement in connection with land
<br />previously acquired for such public purposes. In
<br />appropriate plats, the subdivider and the City
<br />Council may agree on a combination of land
<br />dedication and cash payment.
<br /> c. Scenic Easemenls. In appropriate plats, as
<br />defecmined by agreement between the City Council
<br />and subdivider, the subdivider may dedicate to the
<br />public a scenic easement in combination with the
<br />requirements of paragraphs (a) and (b) above, or if
<br />the subdivider and City Council agree, the scenic
<br />easement dedication may be in lieu of the
<br />requirements in paragraphs (a) and (b) above.
<br /> d. Failure to Agree. Agreements as to the
<br />requirements in paragraphs (a), (b), and (c) above,
<br />shall be made prior to preliminary plat approval,
<br />and failure of lhe City Council and subdivider to
<br />reach agreement regarding the matters in
<br />paragraphs (a), (b), and (c) above, shall constitute
<br />denial of the preliminary plat.
<br /> 8.07. Preliminary Plat Resubdivision.
<br /> The preliminary plat shall show a feasible plan for
<br />future resubdivision by which lots may be resub-
<br />divided to meet the size and dimension standards of
<br />lots in areas served by public water and sanitary
<br />sewer systems,
<br /> SECTION 9. CONSTRUCTION OF IMPROVE-
<br />MENTS.
<br /> 9.01. General Conditions. Upon receipt of
<br />preliminary approval of a plat by the City Council
<br />and prior to Council approval of the final plat, the
<br />subdivider shall make provision, in the manner
<br />hpreinafter set forth for the installation, at the sole
<br />
<br />exPense of the subdivide?~, of'such improvements as
<br />shall be required by the City, which improvements
<br />may include, but are not limited to, streets,
<br />sidewalks, public water systems, sanitary sewer
<br />systems, surface and storm drainage systems and
<br />public utility services. The installation of said im-
<br />provements shall be in conformity with City ap-
<br />proved construction plans and specifications and all
<br />applicable City standards and ordinances.
<br /> 9.02. Performance Contract. Prior fo the in-
<br />stallation of any required improvements and prior to
<br />Council approval of the final plat, the subdivider
<br />shall enter into a contract with the City which con-
<br />trad shall require the subdivider to construct said
<br />improvements at the sole expense of the subdivider
<br />and in accordance with City approved construction
<br />plans and specifications and all applicable City
<br />standards and ordinances. Said contract shall
<br />provide for fha supervision of construction by the
<br />City Engineer; and said conlract shall require that
<br />the City be reimbursed for all costs incurred by the
<br />City for engineering and legal fees and other ex-
<br />penses in connection with the making of such im-
<br />provements. The performance of said contract shall
<br />be financially secured by a cash escrow deposit or
<br />performance bond as hereinafter set forth. No
<br />performance contract or financial security shall be
<br />required for any improvement which is not a
<br />requirement for approval of the final plat. The
<br />contract shall also provide that the subdivider give a
<br />one (1) year warranty and guarantee to the City on
<br />all improvements constructed.
<br /> 9.03. Financial Security. The performance con-
<br />tract shall require the subdivider to make a cash
<br />escrow deposit or in lieu thereof to furnish a per-
<br />formance bond in the following amounts and upon
<br />the following conditions.
<br /> a. Escrow Deposit. The subdivider shall deposit
<br />wilh the City Treasurer a cash amount equal fo 150
<br />percent of the total cost of such improvements as
<br />estimated by the City Engineer, including the
<br />estimated expense of the City for engineering and
<br />legal fees and other expenses incurred by the City in
<br />connection with the making of such improvements.
<br /> b. Performance Bond. In lieu of a cash escrow
<br />depesit, the subdivider may furnish a performance
<br />bond, with a corporate surety satisfactory to the City
<br />in a pen_a! sum_equal to 158 percent of the total cost of
<br />such improvements as estimated by the City
<br />Engineer, including the estimated expense of the
<br />City for engineering and legal fees and other
<br />expenses incurred by the City in connection with the
<br />making of such improvements.
<br /> c. Conditions. The performance-co~'tract' ~h~ii
<br />provide for a completion date on which all of fha
<br />required improvements shall be fully installed,
<br />completed and accepted by the City. The completion
<br />date shall be determined by the City Council after
<br />consultation with the City Engineer and the sub-
<br />divider, and shall be reasonable in relation to the
<br />conslruction to be performed, the seasons of the year
<br />and proper correlation with construction activities i n
<br />the subdivision. The performance contract shall
<br />provide that in the event the required improvements
<br />arenot completed within the time allotted, the City
<br />shall be allowed to exercise its power to recover on
<br />the performance bond or utilize fha escrow deposit to
<br />complete the remaining construction to City stan-
<br />dards and specifications. In the event the amount of
<br />funds recovered is insufficient to cover the cost of
<br />constructions, the City Council may assess the,
<br />remaining cost of the lands within the subdivision.
<br /> 9.04. Construction Plans. Construction plans and'
<br />specifications for the required improvements con-
<br />forming in all respects with the standards and or-
<br />dinancesof the City shall be prepared at the expense
<br />of the subdivider by a professional engineer
<br />registered by the Slate of Minnesota. Such plans and
<br />specifications shall be approved by the City
<br />Engineer and shall become a part of the per-.
<br />formance contract. Two prints of said plans and
<br />specifications shall be filed with the Zoning Officer.
<br /> 9.05. Inspectibn. All required improvements shall
<br />be inspected during the course of construction by the
<br />City Engineer and acceptance of said improvements
<br />by the City shall require the prior written cer-
<br />tification by the City Engineer that said im-
<br />provements have been constructed in compliance
<br />with the plans and specifications.
<br /> 9.06. Prior Improvements. Improvements which
<br />have been completed prior to application for final
<br />plat approval or execution of the performance
<br />contract shall be accepted as equivalent im-
<br />provements provided the City Engineer shall certify
<br />in writing that said improvements conform to City
<br />standards.
<br />
<br />Page3
<br />
<br /> 9.07. Construction by C~y. The City shall have the
<br />rightto install such of the required improvements as
<br />it may elect, and upon such terms and conditions as
<br />it may deem appropriate under the circumstances.
<br /> 9.08. As Built Plans. Upon completion of in-
<br />stallation of all required improvements, the sub-
<br />divider shall file with the Zoning Officer a tracing
<br />and two copies of plans and specifications showing
<br />all improvements as finally constructed and in-
<br />stalled.
<br />9.09. Street Improvement Standards.
<br />a. Grading. The full width of the right-of-way of
<br />each street and alley shall be graded, including the
<br />subgrade of the areas to be paved, in accordance
<br />with the standards and specifications established by
<br />the City.
<br /> b. Surfacing. All streets in R-l, suburban
<br />residential; R-2, urban residential; B-1 community
<br />business; B-2, General business; and I-2, light in-
<br />duslrial districts, as defined by the Ramsay City
<br />Zoning Ordinance shall be paved with concrete or
<br />bituminous surfacing in accordance with the start-
<br />dar<is and specifications which have been adopted by
<br />resolution of the City Council.
<br /> c. Private Driveways. All private driveways
<br />providing access to public right-of-way shall ap-
<br />preach to grade level.
<br /> d. Street Signs. Street signs of a design approved
<br />by the City shall be installed at each street in-
<br />tersection at the subdivid, er's expense.
<br /> e. Continued Street Maintenance. Minimum City
<br />road construction standards must be met for one (1)
<br />year from the date of issuance of the first building
<br />permit in the final plat. In order to insure that the
<br />road is constructed in the proper manner the sub-
<br />divider shall post a surety bond or other satisfactory
<br />security in the amount previously established by City
<br />Council Resolution. If the City Engineer determines,
<br />during or at the termination of this one (1) year
<br />period that the roadway has not been properly
<br />constructed, the developer shall be notified to
<br />remedy the problem. If he does not do so within a
<br />reasonable time, the City may use the money
<br />deposited as security to perform the necessary
<br />corrective construction.
<br /> 9.10. Drainage Facilities. Storm sewers, culverts
<br />andwater drainage facilities shall be required when
<br />in the opinion of the City Engineer such facilities are
<br />necessary to insure adequate drainage for the area.
<br />All such drainage facilities shall be constructed in
<br />accordance with standards and specifications
<br />established by the City.
<br /> 9.11. Subsurlace Conditions. The subdivider shall
<br />cause tests fo be made of subsurface conditions to
<br />determine the nature and extent of subsurface soil,
<br />rockand water. The location and results of said tests
<br />shall be made available to the City.
<br /> 9.12. City Water and Sanitary Sewer Systems.
<br />Where connection with the City water and sanitary
<br />sewer systems is available, 1he subdivider shall be
<br />required to install water_and sanitary sewer mains in
<br />thesubdivision and connect the same with the City
<br />sysh~ms.
<br /> 9.13. Sidewalks and Pedestrian Ways. All
<br />sidewalks and pedestrian ways required by the City
<br />shall be constructed of 4-inch concrete placed on a 4-
<br />inch gravel base. Grades shall be approved by the
<br />City Engineer. Sidewalks shall be placed in the
<br />public right-of-way one foot from the property line
<br />andshall bea width designated by the City.
<br /> 9.14. Public Utilities.
<br /> a. Underground Utilities. In all residential zoned
<br /> subdivisions all telephone, electric and gas service
<br /> lines shall be placed underground within dedicated
<br /> public ways or recorded easements in such manner
<br /> as not to conflict with other underground services.
<br /> All underground installation of service lines within
<br /> street right-of-way shall be completed in a manner
<br /> which will not disturb street surfacing. Upon com-
<br /> pletion' of the installation of un~lerground service
<br /> lines in dedicated public ways, a tracing and two (2)
<br /> copies of plans and specifications showing the
<br /> completed installation shall be filed with the Zoning
<br /> Officer.
<br /> b. Utility Poles. All utility poles, except those
<br />-providing street lighting, shall be placed in rear lot
<br />line easements where feasible.
<br /> c. Easements. All underground utility service
<br />lines, including water, drainage and sanitary sewer
<br />systsms, which traverse private property shall be
<br />installed within recorded easements.
<br />
<br /> SECTION 10. FINAL PLAT
<br /> 10.01. ProceduYe. Prior to City Council approval of
<br />a final plat, the following procedures shall be
<br />followed: ~'--
<br /> a. Piling of Final Plat. Within 6 months following
<br />
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