HomeMy WebLinkAbout3 - South Oaks 4th Prelim and Final Plat
Planning Commission Memorandum
To: Planning Commission
From: Justin Fortney, City Planner
John Hinzman, Community Development Director
Date: March 8, 2021
Item: Public Hearing – South Oaks 4 - Preliminary and Final Plat
REQUEST
Hold a public hearing and recommend approval of the Preliminary and Final Plat application of
Greg J Homes of Hastings for South Oaks of Hastings 4th Addition. The proposed 33 lot
subdivision is generally located southwest of 31st Street and Century Drive. Approval should be
subject to the recommended conditions of the report.
INCOMPLETE GRADING AND DRAINAGE PLANS
The Grading and Drainage information submitted by the applicant is incomplete for review and
does not adhere to the minimum stormwater management requirements of Hastings City Code:
• Stormwater Impact Unknown - Hydraulic models and design methodologies have not been
submitted to assess the impact of stormwater runoff on the proposed site and neighboring
properties. It appears that during intense design rainfall events stormwater may inundate
backyards and increase flood risk to the existing homes abutting the subdivision to the north and
east.
• Stormwater Not Treated on Site - City Code requires water quality and volume control
treatment to occur within the site of the plat (defined as the project area) when technical
conditions allow. Site conditions within the South Oaks 4th Addition are technically
feasible to meet water quality and volume control standards of the City Code. The
applicant proposes to utilize an off-site ponding basin created in an earlier phase of South
Oaks. This basin was not designed to and does not function to perform the water quality
and volume control functions required by the current City Code.
TIMING OF PLANNING COMMISSION REVIEW
Review by the Planning Commission at this time is prompted by certain state and municipal
timing requirements for City action upon submittal of an application. Numerous inquiries have
been made of the developer to provide information required by City Code to assess the grading
and stormwater impacts of the development to no avail.
BACKGROUND INFORMATION
History
Over the last 20 years, various approvals have been granted for the area now being platted as
South Oaks 4th Addition. Previous Preliminary Plat approvals for the subject property have
expired and are null and void. City Code requires submittal of a Final Plat within one year of
Preliminary Plat approval.
• South Oaks of Hastings 1st and 2nd Addition Preliminary Plat - 2001-2003 - City
approved the preliminary plat for the larger South Oaks including 197 units comprising
of 34 single-family homes and 163 townhomes. The area now proposed as South Oaks 4
consisted of 38 (1st addition) and 47 (2nd addition) attached townhome units. No final
plat application for the South Oaks 4th area was submitted and the approvals for
preliminary plat have expired.
• South Oaks of Hastings 4th Addition - 2017 - City approved preliminary and final plat
for subdivision of 30 single family lots. Same area as current subdivision request.
Approvals are null and void due to failure of the developer to record the plat within the
one year sunset clause requirement that expired in February, 2018. The 2017 approval
differed from the current request as follows:
2017 Approval 2021 Request Stormwater Treatment Required on-site drainage ponds provided via an outlot at the northeast corner of the property
No on-site drainage ponds; utilization of an off-site ponding area
Number of Lots 30 single family lots 33 single family lots Lot Size All lots met minimum 5,000 s.f. requirement of the R-3 District
13 lots under the minimum 5,000 s.f. minimum lot size requirement. Lots have narrowed
Please see the attached Phasing History Maps for further information.
Notification
Notification of the request was published and mailed to all property owners within 350 feet. Staff
has not received any comments.
Comprehensive Plan Classification
The 2040 Comprehensive Plan designates the property as Medium Density Residential. The
proposed density is consistent with the plan.
Zoning Classification
The property is zoned R-3, PRD. The R-3 designation allows Medium-High Density Residential
development. The PRD or Planned Residential Development designation allows for flexibility of
development to achieve variety of housing types and densities, sensitivity to unique and valuable
natural characteristics, efficiency of recreation/ infrastructure, and the transfer of density from
one area of the PRD to another. The original plan for South Oaks has changed since inception
due to the changing housing market over the past 20-years, while small sections are individually
developed.
Adjacent Zoning and Land Use
Direction Property Use Zoning Comp Plan
North Single family homes R-2 Medium Density
East Townhomes R-3 PRD Medium Density
South Single family homes R-3 PRD Medium Density
West Single family homes R-3 PRD Medium Density
Existing Condition
The subject property is vacant land, but has had some general site grading.
PRELIMINARY & FINAL PLAT REVIEW
Authority
Hastings City Code Chapter 154 – Subdivisions- establishes rules and procedures for platting
land.
Difference Between Preliminary Plat and Final Plat
Preliminary Plat approval includes the plan for future subdivision of the entire development
including a review of lots, streets, grading, stormwater, utilities, public land dedication, and
landscaping. Final Plat approval is the formal subdivision of all or a portion of a Preliminary
Plat into lots of record for home construction. The Preliminary Plat establishes the plan for
development, while the Final Plat formally puts the plan into effect.
Lot Layout
The proposed lots are more narrow and smaller than similar projects. All of the lots proposed in
2017 met the district’s 5,000 SF minimum. Many of the lots proposed in 2021 are closer to 4,300
SF, or approximately 14% smaller. The R-3 district does not have required widths or depths for
individual lots. The proposed lot widths get as narrow as 33.11 feet wide, with many being in the
low 40’s. These proposed widths are much more narrow than similar developments. With lots
under 50-feet wide, home designs are limited to frontal elevations of little more than a protruding
garage. The proposed lots are more narrow and smaller than similar projects. All of the lots
proposed in 2017 met the minimum lot size requirement.
Planned Residential Development - PRD
South Oaks was approved as a PRD in 2002 which included development of 47
townhome units in the area now proposed for South Oaks 4th Addition. PRD allows
for flexibility from standard zoning requirements (such as minimum setback and lot size requirements) in exchange design innovations. PRD zoning can allow for lot size flexibility, but there have not been any plats approved with single-family lots under the minimum. Any approved plat with lots under the minimum 5,000 SF requirement,
contained either townhomes or with single-family lotboxes within community/ HOA
(Home Owner Association) Property.
Outlots
Outlots A, B, and C are proposed at the northwest corner of the plat similar to the 2017 approval.
At that time, the developer proposed to transfer the outlots to adjoining properties to the north to
create larger rear lot areas.
Streets
The proposed ROW (right-of-way) for streets are also narrow at 50-feet wide to match the width
of the existing ROW stub inlets. These narrow ROW would not allow for sidewalks, and do
constrain space for underground public and private utilities, boulevard snow storage, and typical
street width.
While the proposed widths are not ideal, they can be accommodated with no sidewalk need
identified for this corridor and use of the front yard easements for private utilities. While traffic
efficiency may be affected on a 30-foot street with cars parked on both sides, emergency vehicle
passage is still possible.
Typical Proposed
ROW 60’ 50’
Street 32’ 30’
Parking
The incorporation of smaller lot widths will reduce the availability of on street parking areas.
Spaces between driveways will become smaller. Driveways for most homes will be able to
accommodate only two vehicles in front of the garage. Although parking meets the minimum
zoning requirements, overflow may not be able to be accommodated within the subdivision.
Setbacks
The following setbacks apply for new homes within the subdivision:
Setback Distance
Front 20’
Side 7’
Corner Side 10’
Rear 20’
Sewer Interceptor Fee The applicant shall pay $16,005 ($485 x 33 lots) in sewer interceptor fees, prior to signature of the
final plat mylars. Park Dedication On March 29, 2016 the Park and Recreation Commission recommended payment of cash in lieu of land to satisfy park dedication. The applicant shall pay $72,600 ($2,200 x 33 lots) in park
dedication fees, prior to signature of the final plat mylars.
Landscaping
At the time of construction, landscaping for single-family lots must include the following:
• One boulevard tree must be planted within the right-of-way.
• One front yard tree must be planted in the front yard. There are existing mature evergreen trees located along the northeastern boundary that were planted as a buffer during development of the adjacent South Oaks 2nd Addition. These trees will
likely be impacted by grading and must be replaced or relocated in the same general area.
Relocation onto the adjacent South Oaks 2nd Addition property is acceptable upon written agreement with the owners of the adjacent property. Traffic
This housing development was considered in the development of the area street layout. In
addition, the proposed density is lower than was originally planned as townhomes.
Grading and Drainage Review
The Grading and Drainage information submitted by the applicant is incomplete for review and
does not adhere to the minimum stormwater management requirements of Hastings City Code.
The following information will need to be submitted to complete grading and drainage review:
1) Drainage Report and Narrative with supporting Hydrological Report to support the
proposed design.
2) Stormwater drainage facilities (infiltration basin or equivalent) must be incorporated
within the proposed plat to address water quality and volume control requirements of
City Code.
Recommendation
Staff recommends approval of the Preliminary and Final Plat subject to the following conditions:
1) Final approval of all Civil Plans including Grading, Drainage and Erosion Control Plans,
and Utility Plans by the Public Works Director. Prior to Civil Plan approval the applicant
must submit all required information per City Code Chapter 152 - Stormwater
Management and Chapter 154 - Subdivision including, but not limited to the following:
a. Drainage Report and Narrative with supporting Hydrological Report to support
the proposed design.
b. Stormwater drainage facilities (infiltration basin or equivalent) must be
incorporated within the proposed plat to address water quality and volume control
requirements of City Code.
2) Execution of a Development Agreement to memorialize conditions of approval and to
establish applicable escrow amounts to ensure completion of public improvements.
3) Execution of a stormwater access and maintenance agreement between the City and
property owner prior to recording of the final plat.
4) All disturbed areas on the property shall be stabilized with rooting vegetative cover to
eliminate erosion control problems.
5) A declaration of covenants, conditions and restrictions or the equivalent document shall
be submitted for review and approval by the City before release of the final plat
mylars to ensure maintenance of any open spaces, common drives, and common
utilities, including backyard stormwater conveyances and treatment facilities. The
declaration shall include, but is not limited to, the following:
a. A statement requiring the deeds, leases or documents of conveyance affecting
buildings, units, parcels, tracts, townhouses, or apartments be subject to the terms
of the declaration.
b. A provision for the formation of a property owners association or corporation
and that all owners must be members of said association or corporation which
may maintain all properties and common areas in good repair and which may
assess individual property owners proportionate shares of joint or common
costs. The association or corporation must remain in effect and may not be
terminated or disbanded.
c. Membership in the association shall be mandatory for each owner and any successive buyer.
d. Any open space restrictions must be permanent and may not be changed or
modified without city approval.
e. The association is responsible for liability insurance, local taxes and the
maintenance of the open space facilities deeded to it.
f. Property owners are responsible for their pro-rata share of the cost of the
association by means of an assessment to be levied by the association
which meet the requirements for becoming a lien on the property in accordance
with Minnesota Statutes.
g. The association may adjust the assessment to meet changing needs.
6) Submission of certification of taxes paid in full for the property prior to release of the
final plat mylars for recording.
7) Payment of $72,600 ($2,200 x 33 lots) to satisfy park dedication requirements prior to
release of the final plat mylars for recording.
8) Payment of $16,005 ($485 x 33 lots) in sewer interceptor fees prior to release of the final
plat mylars for recording.
9) Individual mailboxes for each home are not permitted. Mailboxes must be grouped into
clusters.
10) Developer shall plant "boulevard" trees of at least 1.5 caliper inches according to the
submitted tree plan. An escrow is required for any unplanted trees before a
certificate of occupancy is issued.
11) One “front yard” tree of at least 1.5 caliper inches must be planted by the builder or
developer on every platted lot. An escrow is required for any unplanted trees before
a certificate of occupancy is issued.
12) Relocate or replace existing trees located on Block 3 that are impacted by grading. The tree locations should create a buffer between the proposed 4th Addition and 2nd Addition.
Relocation onto the adjacent South Oaks 2nd Addition property is acceptable upon written
agreement with the owners of the adjacent property.
13) Outlots A, B, and C must be combined with the respective abutting properties to the north
so as not to remain remnant parcels.
14) Any uncompleted site work (including landscaping) must be escrowed for prior to
issuance of a certificate of occupancy.
15) Approval is subject to a one year Sunset Clause; the plat must be recorded with Dakota
County within one year of City Council approval or approval is null and void.
Attachments
• Location Map
• Aerial Photograph
• Preliminary Plat
• Final Plat
• South Oaks Phasing History
• Application
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2999 WEST C.R. 42, SUITE 100, BURNSVILLE, MN 55306
PHONE: 952.890.6044 www.jrhinc.com
PLANNERS / ENGINEERS / SURVEYORS
SOUTH OA.S OF HASTINGS 4TH A''ITION
HASTINGS, MINNESOTA
PRELIMINARY PLAT
FOR
GREG -. HOMES
3475 VERMILLION ST., SUITE 102, HASTINGS, MN 55033
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KNOW ALL PERSONS BY THESE PRESENTS: That Gregory A. Jablonske and Susan M. Jablonske, husband and
wife, owners of the following described property:
That part of Outlot A, South Oaks of Hastings 2nd Addition, except that part platted as South Oaks of Hastings
3rd Addition, according to the recorded plat thereof, Dakota County, Minnesota.
Have caused the same to be surveyed and platted as SOUTH OAKS OF HASTINGS 4TH ADDITION and does
hereby dedicate to the public for public use the public ways and the drainage and utility easements as
created on this plat.
In witness whereof said Gregory A. Jablonske and Susan M. Jablonske, husband and wife, have hereunto set
their hands this day of , 20 .
By: By:
Gregory A. Jablonske Susan M. Jablonske
STATE OF
COUNTY OF
This instrument was acknowledged before me on day of , 20 , by
Gregory A. Jablonske and Susan M. Jablonske, husband and wife.
County, Printed Name
My commission expires
I Marcus F. Hampton do hereby certify that this plat was prepared by me or under my direct supervision; that
I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the
boundary survey; that all mathematical data and labels are correctly designated on this plat; that all
monuments depicted on this plat have been, or will be correctly set within one year; that all water
boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this
certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat.
Dated this day of , 20
______________________________________________________________
Marcus F. Hampton, Licensed Land Surveyor, Minnesota License No. 47481
STATE OF MINNESOTA
COUNTY OF
This instrument was acknowledged before me on this day of ,
20 , by Marcus F. Hampton.
County, Minnesota Printed Name
My commission expires January 31,
HASTINGS PLANNING COMMISSION
Approved by the Planning Commission of the City of Hastings, Minnesota, this day of
, 20
By: By:
Chair Secretary
CITY COUNCIL, CITY OF HASTINGS, MINNESOTA
This plat of SOUTH OAKS OF HASTINGS 4TH ADDITION was approved and accepted by the City Council of the
City of Hastings, Minnesota at a regular meeting thereof held this day of ,
20 , and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.
By:
Mayor Clerk
DAKOTA COUNTY SURVEYOR
I hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been
reviewed and approved this day of , 20 .
By:
Dakota County Surveyor
DAKOTA COUNTY DEPARTMENT OF PROPERTY TAXATION AND RECORDS
Pursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable in the year 20 on the land
hereinbefore described have been paid. Also pursuant to Minnesota Statutes, Section 272.12, there are no
delinquent taxes and transfer entered this day of , 20 .
By: Director
Department Of Property Taxation and Records
REGISTRAR OF TITLES , COUNTY OF DAKOTA, STATE OF MINNESOTA
I hereby certify that this plat of SOUTH OAKS OF HASTINGS 4TH ADDITION was filed in the office of the
Registrar of Titles for public record on this day of , 20 , at o'clock . M.
and was duly filed in Book of Plats, Page , as
Document Number .
Deputy
Registrar of Titles
BEARINGS ARE BASED ON THE MOST NORTHERLY LINE
OF OUTLOT A, SOUTH OAKS OF HASTINGS 2ND
ADDITION ALSO BEING THE SOUTHERLY RIGHT OF
WAY LINE OF 31ST STREET WHICH IS ASSUMED TO
HAVE A BEARING OF N 79°18'40" E
VICINITY MAP
NOTE: NO MONUMENT SYMBOL SHOWN AT ANY STATUTE
REQUIRED LOCATION INDICATES A PLAT MONUMENT THAT WILL
BE SET WITHIN ONE YEAR FROM THE RECORDING DATE OF THIS
PLAT. SAID MONUMENTS SHALL BE 1/2 INCH x 14 INCH
IRON PIPES MARKED BY R.L.S. NO. 47481.
DENOTES 1/2 INCH IRON MONUMENT FOUND WITH CAP
MARKED R.L.S. NO. 22044, UNLESS OTHERWISE NOTED
DENOTES SET 1/2 INCH IRON MONUMENT WITH CAP
MARKED R.L.S. NO. 47481
DRAINAGE AND UTILITY EASEMENTS BEING
5 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED, ADJOINING LOT LINES, AND
BEING 10 FEET IN WIDTH, UNLESS
OTHERWISE INDICATED, ADJOINING RIGHT
OF WAY LINES, AS SHOWN ON THE PLAT.
DRAINAGE AND UTILITY EASEMENTS
ARE SHOWN THUS:
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DO NOT HEAVILY PRUNE THE TREE AT PLANTING.
PRUNE ONLY CROSSOVER LIMBS, CO-DOMINANT
LEADERS, AND BROKEN OR DEAD BRANCHES. SOME
INTERIOR TWIGS AND LATERAL BRANCHES MAY BE
PRUNED; HOWEVER, DO NOT REMOVE THE TERMINAL
BUDS OF BRANCHES THAT EXTEND TO THE EDGE OF
THE CROWN.
FIELD STAKE TREES FOR THE APPROVAL OF THE
LANDSCAPE ARCHITECT
WRAP TREE TRUNKS BY NOV.15TH AND
REMOVE BY JUNE 1ST.
MARK THE NORTH SIDE OF THE TREE IN THE
NURSERY, AND ROTATE TREE TO FACE
NORTH AT THE SITE WHEN EVER POSSIBLE.
SET TOP OF ROOT BALL FLUSH TO
GRADE OR 1-2 IN. HIGHER IN SLOWLY
DRAINING SOILS.
EACH TREE MUST BE PLANTED SUCH THAT THE
TRUNK FLARE IS VISIBLE AT THE TOP OF THE ROOT
BALL. TREES WHERE THE TRUNK FLARE IS NOT
VISIBLE SHALL BE REJECTED. DO NOT COVER THE
TOP OF THE ROOT BALL WITH SOIL.
4 IN. HIGH EARTH SAUCER BEYOND EDGE OF
ROOT BALL.
REMOVE ALL TWINE, ROPE AND WIRE, AND BURLAP
FROM TOP HALF OF ROOT BALL
IF PLANT IS SHIPPED WITH A WIRE BASKET AROUND THE ROOT BALL,
CUT THE WIRE BASKET IN FOUR PLACES AND FOLD DOWN 8 IN. INTO
PLANTING HOLE.
PLACE ROOT BALL ON UNEXCAVATED OR TAMPED SOIL.
NOTE: FOR DIMENSIONS OF PLANTING AREAS SEE
PLAN, SOIL BACKFILL SHALL BE GARDEN BLEND
SOIL ( EQUAL MIX OF COMPOST, SAND & SOIL ) PER
NOTES.TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOT
PRESSURE SO THAT ROOT BALL DOES NOT SHIFT.
WOOD MULCH. DO NOT PLACE MULCH IN
CONTACT WITH TREE TRUNK. MAINTAIN
THE MULCH WEED-FREE FOR AFTER
PLANTING.
MULCH RING 6 FT. DIAM. MIN. 8FT. DIAM.
PREFERRED
NOTES:
TOMAHAWK TREE STABILIZER STAKES.
MINIMUM (2) PER TREE.
South Oaks (1st) Addition – 2001-2002
South Oaks 2nd Addition – 2003-2004
South Oaks 4th Addition – 2017
30 Single Family Lots & On-site Stormwater