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CR 94-165 Subdivision/Zoning Amendments , \, 1: y \ 0 .' " C> '" . August 3 1, 1994 ~ Council Report 94-165 ~ '" o P K \ ~ SUBDIVISION/ZONING AMENDMENTS Pro Dosed Action. Staff recommends the following motion: Move to approve Resolution 94-80 approvmg Ordinance 94-742 for first reading which makes various amendments to the Subdivision and Zoning Ordinance. At the Zoning and Planning meeting, Mr. Racek moved and Mr, Day seconded a motion to approve Resolution RZ94-10 recommending approval of Ordinance 94-742 making various amendments to the Subdivision and Zoning Ordinance. The motion carried unanimously, Overview. In May, the City Council placed a moratorium on subdivisions within the City. The purpose of the moratorium was to review the existing ordinance and make possible amendments. During this process the City staff, City Attorney, and a planning consultant provided input for e the proposed amendments to the subdivision ordinance, Also, the Zoning and Planning Commission made recommendations on possible amendments, One concern that the Planning Commission has was to have the Zoning Ordinance and the Subdivision Ordinance compatible. The Planning Commission reviewed the proposed amendments at their July meeting, The staff briefly reviewed the major changes to the Ordinances, Because the Planning Commission had reviewed the proposed amendments at the July meeting there was little discussion on this matter, Primary Issues to Consider, 0 What are the changes to the ordinances? SUDDortin2 Documents, 0 Analysis of Issues 0 Resolution 94-80 0 Ordinance 94-742 f\ v e CR94-165 Page 2 . Primary Issues to Consider, 0 What are the changes to the ordinance? The following are the changes to the ordinance: Section 500 definition changed to be the same as the Zoning Ordinance Subd. 6. "City plan" means the comprehensive developmclflt plan prepared and maintained by the zoning and planning commission and adopted by the council, indicating the general locations recommended for the various functional classes of public works, places and structures, and for the general physical development of the city, and includes any unit or part of such plan separately adopted and any amendment to such plan or parts thereof. Subd. 6. "Comprehensive municipal plan" that compilation of material. statements, goals, standards and maps adopted by the commission and used by the commission in making recommendations for guiding the orderly development of the private and public sectors of the city. new definition to define an easement, will be the same as the Zoning Ordinance e Subd. 9. "Easement" means the grant or acquisition of certain limited rights in the use of land for public or pri',1ate purposes by means other than lease or other rental arrangements. Subd. 9. "Easement" is a grant by a property owner for the use of a strip of land, for the purpose of constructing and maintaining, utilities. including but not limited to. wetlands, ponding areas. sanitary sewers, water mains. electric lines, telephone lines, storm sewer or storm drainage ways and gas lines. new definition to define a flag lot Subd. 13. "Lot" (flag) means lots or parcels with less frontage on a public street than is normal1y required. The panhandle is an access corridor to lots or parcels located behind lots or parcels which normally required street frontage. definition changed to be the same as Zoning Ordinance Subd, 13, "Lot (double frontage)" means any parcel of and, the opposite ends ohyhich abut upon streets other than alleys, Subd, ]4, "Lot (through)" a lot not a corner lot which has a pair of opposite lot lines which abut upon streets other than alleys. . CR94-165 Page 3 . definition is currently in Zoning Ordinance, will be added to Subdivision Ordinance Subd, 15. "Outlot" a parcel of land, included in a plat which is smaller than the minimum size permitted for lots and which is thereby declared unbuildable until combined through platting with additional land: or a parcel of land which is included in a plat and which is at least double the minimum size and which is thereby subiect to future platting prior to development; or a parcel of land which is included in a plat and which is designated for public or private open space. right-of-way. utilities or other similar purposes. An outlot is unbuildable and no permits to construct upon or improve an outlot may be issued. adding concrete curb and gutter to required public improvements Subd. 20, "Required public improvements" means those improvements in any proposed subdivision, including streets, concrete curb and gutter, water and sewer systems and storm water drainage systems, which are required in connection with the approval of any plat or other subdivision, new definition for right-of-way 8ubd, 19, "Right of ','lay" means the area ',vithin the limits of a street Subd, 21. "Right-of-way" an area or strip of land. either public or private. on which an irrevocable right-of-passage has been recorded for the use of vehicles or pedestrians or both. . 500.03 Subd. 3, distance changed from 100 feet to 150 feet for preliminary plat information d) location, widths and names of existing or previously platted streets or other public ways, parks and other public lands, permanent buildings and structures, easements and section and corporate lines within the preliminary plat and to a distance WO 150 feet beyond the boundary line; e) location and size of existing sewers, water mains, culverts or other underground facilities, both public and private, within the preliminary plat area and to a distance of +Gf) 150 feet beyond. Such data as grades, invert elevations, and location of catch basins, manholes, and hydrants shall also be shown; f) boundary lines of adjoining unsubdivided or subdivided land, within -Um--150 feet, identifying by name and ownership; . CR94-165 Page 4 . minor changes to requirements for preliminary plat Subd, 4. c) typical cross-sections of proposed improvement upon streets and alleys, together with an indication as to the method of disposing of the proposed storm water runoff in accordance with all applicable rules and regulations: Subd. 7. a) a statement and/or expert analysis of the proposed use of lots, type of business or industry so as to reveal effect of the development on traffic, fire hazards or congestion of population; The city staff has the discretion to determine if expert analysis is needed. d) notation made as to present or projected installation of curb and gutter, sidewalks, boulevard improvements, and the location of street trees; g) a statement regarding the proposed access to the lot and how it will affect the adjoining property. . 500,07, a) refer two copies of the preliminary plat to the zoning and planning commission for its examination and report and one copy to the city engineer for his examination and report, Copies of the City Engineer's report of the engineer shall be given to the zoning and planning commission at least 15 days prior to the hearing required by 500,07 b. street widths changed 500,27 Subd, I, Classificati on Right-of-Way Roadway Collector Streets 'KJ 74 feet 44- 48-52 feet Minor Streets 6Q 66 feet ~ 36 feet Marginal Access Streets M) 60 . CR94-I65 Page 5 . right-of-way was substituted for street to be consistent with definition Subd, 10. Private rights-of-way. Private rights-of-way shall not be approved nor shall public improvements be installed in any private street right-of-way. language removed because it was confusing and unclear Subd. 11, Hardship to oVlller of adjoining property avoided, The right of way arrangements shall not be such as to cause hardship to owners of adjoining property if!. platting land and providing convenicflt access to it. curb and gutter will be required for all new streets when there is a subdivision 500.33. Minimum standards: curb and gutter. Concrete curb and gutter may shall be included as a part of the required street surface improvement and shan thus be designed for the installation along both sides of all roadway in accordance with the standards of the city, sodding will be required for all subdivisions 500.35. Minimum standards: boulevard sodding, Boulevard sodding may shall be included as a part of the required street improvements, . new sidewalks will now be either 5 or 6 feet and will have to conform to all state and federal standards 500.37 Minimum standards: sidewalks, Subdivision 1. Width, Sidewalks may be required to be included as part of the required street improvement and widths shall conform to the following minimum standards, All sidewalks and curb openings shall conform to an applicable state and federal standards. Classification Width Single family zone 5- Q feet city engineer will determine the surface of pedestrian ways 500.39. Minimum standards: pedestrian ways, In blocks of over 900 feet in length, pedestrian crosswalks through the blocks, and at least ten feet wide, may be required by the city council in locations deemed necessary to protect public health, convenience and welfare. Pedestrian ways shall be suitably surfaced as determined by the city engineer. sewage disposals will have to meet all state codes . 500.43 Minimum standards: sewage disposal. Extensions of the public sanitary sewer system shall be designed so as to provide sewer service to each lot. The design of said extensions CR94-165 Page 6 . shall be in accordance with the standards of the city and all applicable state codes. Private or group sewage systems shall be in accordance with state laws and this code and subject to approval by the council. drainage systems will now be required and approved by the city engineer and other agencies 500.45. Minimum standards: drainage. A complete and adequate design drainage system will may--be required for the subdivision and which system or systems shall be designed in conformity with all applicable standards of the city, and subject to the approval of the city engineer and their governing agencies. if a lot has wetlands, only 50% of those wetlands will be counted for the total area of lot size 500.55 Subd. 2. Size. The lot dimensions in subdivisions designed shall not be less than the minimum dimensions required to secure the minimum lot area specified in the zoning code, For the purposes of complying with the lot size requirements of the City's subdivision and zoning regulations. no portion of any wetlands in excess of 50% of the total area of a lot will be taken into account. . lot size will be standardized, lots will have to be substantially square, rectangle or triangular Subd, 9, Lot shape, Lots shall be substantially square, rectangle or triangular. Lots shall have a minimum of 3 sides and a maximum of 6 sides to allow for utilities and drainage easements, The shape of the lots shall generally conform to the lot shapes in the area, flag lots will not be permitted in subdivisions Subd, 10. Flag lots, F]ag lots are not permitted in any subdivisions, minor changes in language to installation of public improvements 500,57 Subd, 3. Public improvements, In any such proposed subdivision which is intended or zoned for any residential use, the subdivider will at the subdivider's expense, under the supervisions and subject to the approval of the engineer, cause the extension, construction and installation of all required public improvements to every parcel resulting from such subdivision intended for present development. The subdivider may petition the council for such installation under . the appropriate Minnesota Statutes or under the city charter and cause the land benefited thereby to be specially assessed therefor. If for reason such procedure is impossible or CR94-165 Page 7 . deemed not feasible by the city council for any reason, of if the city council for any rcason finds that the city may be deemed insecure by rcason of the spreading of such special assessments because of possible future land forfeiture covered in such special asscssments because of possible future land forfeiture covered ifl such special assessment due to non payment of taxes or any othcr reason. In both cases the council will require such subdivider or developer to deposit with the city clerk, either a cash amount or a surety bond approved by the city attorney equal to at least 150% of the total legal and other fees and expenses in connection therewith to guarantee the full payment of the installation of such improvements in such subdivision. The amount of cash or of the surety bond required hereunder shall be fixed by an estimate made by the city engineer in the same manner as the method provided by statute in such cases in the engineer's preliminary report necessary for the installation of such utilities by the city, pursuant to the statues in such cases, The cash amount or surety bond with not be released until one ( 1) year after final acceptance as a means to provide a guaranteed one year maintenance period, Subd. 4, Installation by subdivider. In all proposed subdivisions other than those intended for residential use, the subdivider may be permitted at the subdivider's expense to install, or cause to be installed, any or all such required public improvements in any part, or all of this subdivision, provided that such construction shall conform in all respects with the city standards, including applicable statutes and requirements of this code and such plans are prepared at the expense of the subdivider by a competent engineer and thereafter submitted to and approved by the engineer, Thereafter prior to the issuance of any building permit upon . any part, or parts, of such subdivision the subdivder or the developer shall deposit with the clerk either cash or a surety bond approved by the city attorney in the amount to be determined by the engineer by the same method as set forth in subdivision 2, such deposit to guarantee the payment of the entire cost of such proposed installation designed to serve that pursuant to the plans on file therefor. One (1) year after the completion of such installation of all such required public improvements, pursuant to such approved plan, such deposit or bond shall be returned or canceled by the city in accordance with subdivision 2 upon proof furnished by such subdivider or developer that the entire cost of such installation and construction as required by the city has been paid in full, and that such installation and construction was completed pursuant to plan and approved by the engineer. waiver of plat section has been added 500.60 Waiver of Plat. Subdivision 1. In certain circumstances a waiver of plat maybe more appropriate than a subdivision to divide a property if the subiect property has been platted. An applicant may apply for a waiver of plat if the following circumstances exist: a) the lot(s) involved in the proposed division are platted b) the division requested is a substantially single line . c) that the division will not create more than one additional lot CR94-165 Page 8 . d) that the division wilt not require the dedication of a public right of way or extension of utilities in a public right of way e) that the new lots created conform to all standards Subd. 2, Application, All applications for a wavier of plat must include a survey of the property to be divided and the new legal descriptions of the property after the division. Subd, 3. Action by the commission, Application for a waiver of plat shall be referred by the planing department to the Zoning and Planning Commission which shall hear the applicant. or representative thereof, at its next regular meeting, provided all necessary data has been submitted. The Commission shall recommend such conditions relating to the granting of the waiver as its deems necessary to so as to carry out the intent and purpose of this code and the standards in Subd. 1. or shall recommend denial of the request, The Commission's recommendation shall be forwarded to the City Council . Subd. 4. Filing. Applications for a waiver of plat shall be filed with the zoning administrator with such filing fee as may be from time to time established by resolution of the council. That the Hopkins Zoning Ordinance No. 515-570 be and the same is hereby amended . by amending the following sections: 515,07 a definition of an easement is added and will be the same as Subdivision Ordinance Subd, 47. Easement: is a grant by a property owner for the use of a strip of land, for the purpose of constructing and maintaining. utilities. including but not limited to, wetlands, ponding areas, sanitary sewers, water mains. electric lines. telephone lines. storm sewer or storm drainage ways and gas lines, definition of lot has been amended to be the same a Subdivision Ordinance Subd, 71. Lot: a parcel of land abutting on a public or approved pri'v'-ate street and of sufficient size to provide the yards and area required by this code, Subd, 72, Lot, means a parcel of land delineated upon and thereafter described by reference to a plat. registered land surveyor auditor's subdivision. or other similar recorded dedicatory document. definition changed not to require paralleled streets on a through lot Subd, 82. Lot - through: a lot. not a corner lot which has a pair of opposite lot lines abutting . two substantially parallel streets which abut upon streets other than alleys, -,- CR94-l65 Page 9 . section added to state outIots are un buildable Subd. 100. Outlot: a parcel of land, included in a plat, which is smaller than the minimum size permitted for lots and which is thereby declared unbuildab]e until combined through platting with additional land; or a parcel of land which is included in a plat and which is at least double the minimum size and which is thereby subject to future platting prior to development; or a parcel o(and which is included in a plat and which is designated for public or private open space, right-of-way, utilities or other similar purposes, An outlot is unbuildable and no permits to construct upon or improve an outlot may be issued. a lot will be required to have at least 35 feet on a right-of-way and have access to the lot from this right-of-way 560.05. Frontage. No residence shall hereafter be erected upon any lot unless such lot abuts upon an improved public right-of-way street for at least 35 ~ feet and provides access to the lot from this right-of-way unless it is located within an approved P.U.D, The access to a lot may be only 35 in width from a public right-of-way Alternatives . 1. Approve the proposed amendments to the subdivision and zoning ordinance, By approving the amendments, the Subdivision and Zoning Ordinance will be amended. 2. Deny the proposed amendment to the Subdivision and Zoning Ordinance. By denying the amendments, the Subdivision and Zoning Ordinance will be not amended, If the City Council considers this alternative, findings will have to be stated that support this alternative. 3. Continue for further information. If the City Council indicates that further information is needed, the item should be continued, . CITY OF HOPKINS . Hennepin County, Minnesota RESOLUTION NO: 94-80 RESOLUTION MAKING FINDINGS OF FACT AND APPROVING AMENDMENTS TO THE ZONING AND SUBDIVISION ORDINANCE WHEREAS, an application for various amendments to the subdivision and zoning ordinance, ZN94-2, made by the City of Hopkins is approved; and WHEREAS, the procedural history of the application is as follows: 1. That an application for ordinance amendments ZN94-2 was made by the city of Hopkins on July 29, 1994. 2. That the Hopkins Planning commission, pursuant to published notice, held a public hearing on the application and reviewed such application on August 30, 1994: all persons present were given an opportunity to be heard. 3. That the written Comments and analysis of the City staff were considered. . NOW THEREFORE, BE IT RESOLVED that the application for ordinance amendment ZN94-2 is hereby approved based on the following Findings of Fact: 1. That to protect the health, safety and welfare of the residents, the subdivision and zoning ordinance are amended. Adopted this 6th day of September, 1994. Charles D. Redepenning, Mayor ATTEST: James A. Genellie, city Clerk . ...---- . CITY OF HOPKINS Hennepin County, Minnesota ORDINANCE NO, 94-742 AN ORDINANCE A1vIENDING THE ZONING ORDINANCE AND SUBDIVISION ORDINANCE BE IT ORDAINED by the City Council of the City of Hopkins as follows: That the Hopkins Zoning Ordinance No, 500 be and the same is hereby amended by amending the following sections with the following language: Section 500,01 Subd, 6. "Comprehensive municipal plant I that compilation of material, statements, goals, standards and maps adopted by the commission and used by the commission in making recommendations for guiding the orderly development of the private and public sectors of the city, Subd, 9. "Easement" is a grant by a property owner for the use of a strip of land, for the purpose of constructing and maintaining, utilities, including but not limited to, wetlands, ponding areas, sanitary sewers, water mains, electric lines, telephone lines, storm sewer or storm drainage . ways and gas lines. Subd. 13, "Lot" (flag) means lots or parcels with less frontage on a public street than is normally required. The panhandle is an access corridor to lots or parcels located behind lots or parcels which normal1y required street frontage. Subd. 14. tlLot (through)" a lot, not a corner lot, which has a pair of opposite lot lines which abut upon streets other than alleys. Subd. 15, "Outlot it a parcel of land, included in a plat, which is smaller than the minimum size permitted for lots and which is thereby declared unbuildable until combined through platting with additional land; or a parcel of land which is included in a plat and which is at least double the minimum size and which is thereby subject to future platting prior to development; or a parcel of land which is included in a plat and which is designated for public or private open space, right-of-way, utilities or other similar purposes, An outlot is unbuildable and no permits to construct upon or improve an outlot may be issued. Subd. 20. "Required public improvements" means those improvements in any proposed subdivision, including streets, concrete curb and gutter, water and sewer systems and storm water drainage systems, which are required in connection with the approval of any plat or other subdivision, . . Subd, 21. "Right-of-way" an area or strip of land, either public or private, on which an irrevocable right-of-passage has been recorded for the use ofvehic1es or pedestrians or both. That section 500.01 is renumbered Section 500.03 Subd.3. d) location, widths and names of existing or previously platted streets or other public ways, parks and other public lands, permanent buildings and structures, easements and section and corporate lines within the preliminary plat and to a distance 150 feet beyond the boundary line; e) location and size of existing sewers, water mains, culverts or other underground facilities, both public and private, within the preliminary plat area and to a distance of 150 feet beyond, Such data as grades, invert elevations, and location of catch basins, manholes, and hydrants shall also be shown; f) boundary lines of adjoining unsubdivided or subdivided land, within 150 feet, identifying by name and ownership; Subd, 4. . c) typical cross-sections of proposed improvement upon streets and alleys, together with an indication as to the method of disposing of the proposed storm water runoff in accordance with all applicable rules and regulations; Subd, 7. a) a statement and/or expert analysis of the proposed use of lots, type of business or industry so as to reveal effect of the development on traffic, fire hazards or congestion of population; The city staff has the discretion to determine if expert analysis is needed, d) notation made as to present or projected installation of sidewalks, boulevard improvements, and the location of street trees; g) a statement regarding the proposed access to the lot and how it will affect the adjoining property. Section 500.07, a) refer two copies of the preliminary plat to the zoning and planning commission for its examination and report and one copy to the city engineer for his examination and report, . Copies of the City Engineer's report shall be given to the zoning and planning commission at least 15 days prior to the hearing required by 500,07 b. . . Section 500,27 Subd, 1. Classification Right-of-Way Roadway Collector Streets 74 feet 48-52 feet Minor Streets 66 feet 36 feet Marginal Access Streets 60 feet Subd, 10. Private rights-of-way. Private rights-of-way shall not be approved nor shall public improvements be installed in any private right-of-way. 500,33. Minimum standards: curb and gutter, Concrete curb and gutter shall be included as a part of the required street surface improvement and shall thus be designed for the installation along both sides of all roadway in accordance with the standards of the city. 500.35. Minimum standards: boulevard sodding, Boulevard sodding shall be included as a part of the required street improvements. . 500,37 Minimum standards: sidewalks. Subdivision 1. Width, Sidewalks required to be included as part of the required street improvement and widths shall conform to the following minimum standards, All sidewalks and curb openings shan conform to an applicable state and federal standards. Classification Width Single family zone 5 -6 feet 500.39. Minimum standards: pedestrian ways. In blocks of over 900 feet in length, pedestrian crosswalks through the blocks, and at least ten feet wide, may be required by the city council in locations deemed necessary to protect public health, convenience and welfare. Pedestrian ways shall be suitably surfaced as determined by the city engineer, 500.43 Minimum standards: sewage disposal. Extensions of the public sanitary sewer system shall be designed so as to provide sewer service to each lot. The design of said extensions shall be in accordance with the standards of the city and all applicable state codes, Private or group sewage systems shall be in accordance with state laws and this code and subject to approval by the council. 500.45, Minimum standards: drainage. A complete and adequate design drainage system will be . required for the subdivision and which system or systems shall be designed in conformity with all --- - ., . . applicable standards of the city, and subject to the approval of the city engineer and their . . governIng agenCIes. Section 500.55 Subd. 2. Size. The lot dimensions in subdivisions designed shall not be less than the minimum dimensions required to secure the minimum lot area specified in the zoning code, F or the purposes of complying with the lot size requirements of the City's subdivision and zoning regulations, no portion of any wetlands in excess of 50% of the total area of a lot will be taken into account Subd.9, Lot shape, Lots shall be substantially square, rectangle or triangular. Lots shall have a minimum of 3 sides and a maximum of 6 sides to allow for utilities and drainage easements. The shape of the lots shall generally conform to the lot shapes in the area, Subd, 10, Flag lots. Flag lots are not permitted in any subdivisions. Section 500.57 Subd. 3, Public improvements, In any such proposed subdivision which is intended or zoned for any residential use, the subdivider will at the subdivider's expense, under the supeIVisions and subject to the approval of the engineer, cause the extension, construction and installation of all . required public improvements to every parcel resulting from such subdivision intended for present development The subdivider may petition the council for such installation under the appropriate Minnesota Statutes or under the city charter and cause the land benefited thereby to be specially assessed therefor. In both cases the council will require such subdivider or developer to deposit with the city clerk, either a cash amount or a surety bond approved by the city attorney equal to at least 150% of the total legal and other fees and expenses in connection therewith to guarantee the full payment of the installation of such improvements in such subdivision, The amount of cash or of the surety bond required hereunder shall be fixed by an estimate made by the city engineer in the same manner as the method provided by statute in such cases in the engineer's preliminary report necessary for the installation of such utilities by the city, pursuant to the statues in such cases, The cash amount or surety bond with not be released until one (1) year after final acceptance as a means to provide a guaranteed one year maintenance period. Subd, 4. Installation by subdivider. In all proposed subdivisions other than those intended for residential use, the subdivider may be permitted at the subdivider's expense to install, or cause to be installed, any or all such required public improvements in any part, or all of this subdivision, provided that such construction shall conform in all respects with the city standards, including applicable statutes and requirements of this code and such plans are prepared at the expense of the subdivider by a competent engineer and thereafter submitted to and approved by the engineer. Thereafter prior to the issuance of any building permit upon any part, or parts, of such subdivision the subdivder or the developer shall deposit with the clerk either cash or a surety bond approved . by the city attorney in the amount to be determined by the engineer by the same method as set forth in subdivision 2, such deposit to guarantee the payment of the entire cost of such proposed - -, . . . installation designed to serve that pursuant to the plans on file therefor, One (1) year after the completion of such installation of all such required public improvements, pursuant to such approved plan, such deposit or bond shall be returned or canceled by the city in accordance with subdivision 2 upon proof furnished by such subdivider or developer that the entire cost of such installation and construction as required by the city has been paid in full, and that such installation and construction was completed pursuant to plan and approved by the engineer. That section 500 of the Hopkins of the subdivision regulations is hereby amended by adding the following provision: 500.60 Waiver of Plat Subdivision 1, In certain circumstances a waiver of plat maybe more appropriate than a subdivision to divide a property if the subject property has been platted, An applicant may apply for a waiver of plat if the following circumstances exist: a) the lot(s) involved in the proposed division are platted b) the division requested is a substantially single line c) that the division will not create more than one additional lot d) that the division will not require the dedication of a public right of way or extension of utilities in a public right of way . e) that the new lots created conform to all standards of the appropriate district Subd, 2, Application, All applications for a wavier of plat must include a survey of the property to be divided and the new legal descriptions of the property after the division, Subd, 3, Action by the Commission. Application for a waiver of plat shall be referred by the planing department to the Zoning and Planning Commission which shall hear the applicant, or representative thereof, at its next regular meeting, provided all necessary data has been submitted. The Commission shall recommend such conditions relating to the granting of the waiver as its deems necessary to so as to carry out the intent and purpose of this code and the standards in Subd, 1, or shall recommend denial of the request. The Commission's recommendation shall be forwarded to the City Council, Subd. 4. Filing. Applications for a waiver of plat shall be filed with the zoning administrator with such filing fee as may be from time to time established by resolution of the council, That the Hopkins Zoning Ordinance No, 515-570 be and the same is hereby amended by amending the following sections: . Section 515.07 . , . Subd, 47. Easement: is a grant by a property owner for the use of a strip of land, for the purpose of constructing and maintaining, utilities, including but not limited to, wetlands, ponding areas, sanitary sewers, water mains, electric lines, telephone lines, storm sewer or storm drainage ways and gas lines. Subd.72, Lot: means a parcel of land delineated upon and thereafter described by reference to a plat, registered land surveyor auditor's subdivision, or other similar recorded dedicatory document. Subd. 82, Lot - through: a lot, not a corner lot, which has a pair of opposite lot lines which abut upon streets other than alleys. Subd, 100, Outlot: a parcel of land, included in a plat, which is smaller than the minimum size permitted for lots and which is thereby declared unbuildable until combined through platting with additional land; or a parcel of land which is included in a plat and which is at least double the minimum size and which is thereby subject to future platting prior to development; or a parcel of and which is included in a plat and which is designated for public or private open space, right-of-way, utilities or other similar purposes. An outlot is unbuildable and no permits to construct upon or improve an outlot may be issued. That the entire section 515 is renumbered, . Section 560 560,05, Frontage. No residence shall hereafter be erected upon any lot unless such lot abuts upon an improved public right-of-way for at least 35 feet and provides access to the lot from this right-of-way unless it is located within an approved P.U.D, The access to a lot may be only 20 in width from a public right-of-way First Reading: September 6, 1994 Second Reading: September 20, 1994 Date of Publication: September 28, 1994 Date Ordinance Takes Effect: October 18, 1994 Charles D. Redepenning, Mayor ATTEST: . James A Genellie, City Clerk