HomeMy WebLinkAbout4 - Final Plat - Heritage Ridge 2nd
To: Planning Commissioners
From: John Hinzman, Community Development Director
Date: March 22, 2021
Item: Heritage Ridge 2nd Addition - Final Plat #2021-04 - TC Land
Planning Commission Action Requested
Recommend action on the request of TC Land for the Final Plat of Heritage Ridge 2nd Addition
containing 31 traditional single family and villa home lots. The 24.87 acre property is located north
and west of Heritage Ridge 1st Addition near General Sieben Drive and Fallbrooke Drive.
BACKGROUND INFORMATION
Preliminary Plat Approval
Preliminary Plat approval for future subdivision of the greater 40 acre parcel into 116 lots was
reviewed by the Planning Commission on August 24, 2020 and approved by the City Council on
October 5, 2020. The Final Plat conforms with the Preliminary Plat.
Comprehensive Plan
The property is guided Low Residential within the 2040 Comprehensive Plan. The designation
includes single family and two family housing with allowable densities of 2.5-6.0 housing units per
net acre and lots sizes of at least 6,000 s.f. The proposed development plan is consistent with the
Comprehensive Plan.
Zoning
The parcel is R-2 - Medium Density Residence. The R-2 District allows both single and two family
structures.
Existing Condition
The site is gently rolling, treeless, and used for agriculture. Trees exist along the southern
boundary.
Planning Commission Memorandum
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Use Comp Plan District Zoning District
North
Agriculture
Low Density Residential
R-2 Medium
Density
East General Sieben Drive
Single Family Residential
Low Density Residential
R-1 Single Family
South Nininger Township
Aggregate Mining & Ag
Low Density Residential
Nininger Twp
West Nininger Township
Agriculture
Low Density Residential
Nininger Twp
FINAL PLAT REVIEW
Request
Final Plat approval of Heritage Ridge 2nd Addition Ridge containing 31 home sites comprising of
traditional and villa home lots.
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
Proposed lots meet the following minimum requirements of the R-2 Zoning District:
Minimum
Requirement
Proposal
Lot Area 7,000 s.f. 7,032 - 13,560 s.f.
Front Yard Setback 20’ 20’
Interior Side Yard Setback 7’ 7’
Corner Side Yard Setback 10’ 10’
Rear Yard Setback 20’ 20 - 70’
Outlots
Outlots are parcels of land that are restricted from immediate development. Development
restrictions may be permanent (such as stormwater basins), or temporary (such as future phases
of a development). The outlots included in the final plat are designated as follows:
• Stormwater Ponding - Outlots A,B, and C
• Future Development - Outlot D
Street Names
The following street name changes are required:
1) Westview Drive shall be renamed Westpointe Drive.
Street Layout
Development includes the extension of Fallbrooke Drive from its present terminus in the first
addition. Ridgepointe Drive, Ridgepointe Court, and Westpointe Drive would extend from
Fallbrooke. The western extent of Fallbrooke Drive and northern extent of Ridgepointe Drive
would both incorporate temporary cul-de-sacs that would be removed during street extension in
future phases.
Pedestrian Access
Pedestrian access is adequate. A five foot sidewalk is planned for the eastern side of both
Ridgepointe Drive and Westpointe Drive. Both sidewalks will connect to the City trail system at
Northridge Drive upon construction of future phases.
Aggregate Operations
Solberg Aggregate is actively mining areas along the western 1/3rd of the adjacent southern
boundary of the proposed subdivision. The mining operations are located within Nininger
Township and outside of the jurisdiction of the City of Hastings. Mining activities can produce
noise. Blasting of aggregate has historically occurred ranging from once a week to once every
three weeks. Future mining operations could be expanded further east brining operations in
closer proximity to home sites. Future home owners should be made aware of the existence of
the mining operations and the potential for disturbance.
Landscape Plan
The landscape plan identifies boulevard tree plantings every 50 lineal feet along all new right-of-
ways. Additional trees are shown within the read yards. Front yard trees will be required for
every unit as part of the building permit.
Civil Plan Review - Grading, Drainage, Erosion Control, and Municipal Utilities
The site is gently rolling. Stormwater rules require that all site drainage be treated within the
boundaries of the plat. The Engineering Department is conducting an in depth analysis of
stormwater drainage to ensure conformance with requirements. Approval is conditioned on
approval by the Public Works Director.
Stormwater Ponding - SEAS Property
Outlot C of the proposed addition contains a large stormwater pond that will receive drainage
from future phases in the northern portion of the development. The Developer seeks to establish
stormwater drainage on the St. Elizabeth Ann Seton (SEAS) church property immediately adjacent
to the site to meet stormwater requirements. The Developer has also provided an alternative
plan to handle stormwater on site in lieu of an agreement with SEAS.
Sanitary Sewer and Water Trunk Oversizing
Trunk sanitary sewer and water will be extended into and through the site for future
development. Oversize charges may be paid by the City.
Development Agreement
The City and developer shall enter into a Development Agreement to memorialize conditions of
approval and to establish applicable escrow amounts to ensure completion of public
improvements.
Stormwater Maintenance Agreement
The developer must execute a stormwater maintenance agreement over all private stormwater
utility systems to ensure private maintenance and to allow for emergency public access prior to
recording of the final plat.
Association Maintenance Agreement
A homeowner’s association or similar mechanism will be required to ensure maintenance of
private common infrastructure including cul-de-sac islands, and private stormwater infrastructure
prior to recording of the final plat.
Park Land Dedication
On January 21, 2020 the City Council accepted cash in lieu of land to satisfy park dedication within
Heritage Ridge consistent with the January 14th recommendation of the Parks and Recreation
Commission. Payment of cash in lieu of land in the amount of $68,200 ($2,200 x 31 units) will be
due prior to release of the final plat mylars for recording.
Interceptor Sewer Fee
Payment of sewer interceptor fees in the amount of $15,035 ($485 x 31 units) is required prior to
release of the final plat mylars for recording.
RECOMMENDATION - FINAL PLAT
Approval of the Final Plat of the Heritage Ridge 2nd Addition is recommended subject to the
following conditions:
1) Conformance with the plans submitted with the Planning Commission Staff Report dated
March 22, 2021.
2) Westview Drive shall be renamed to Westpointe Drive.
2) Final approval of all Civil Plans including Grading, Drainage and Erosion Control Plan, and
Utility Plan by the Public Works Director.
3) All disturbed areas on the property shall be stabilized with rooting vegetative cover to
eliminate erosion control problems.
4) Establishment of sureties and payment of escrow prior to commencement of site grading
and utilities.
5) No Occupancy of dwelling units shall occur until Developer furnishes the City with a copy
of written notice, acknowledged by the initial owners and occupants of the dwelling,
demonstrating that the Developer notified initial owners and occupants, and by recording
a written notice to any subsequent owners, of the existence of active mining operations
including blasting on the adjacent property and the potential for disturbance to
foundations and improvements.
6) Execution of a Development Agreement to memorialize conditions of approval and to
establish applicable escrow amounts to ensure completion of public improvements.
7) Execution of a stormwater access and maintenance agreement between the City and
property owner prior to recording of the final plat.
8) 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 space, median plantings, cul-de-sac plantings,
common drives, stormwater infrastructure, and common utilities. 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.
9) Submission of certification of taxes paid in full for the property prior to release of the
final plat mylars for recording.
10) Payment of $68,200 ($2,200 x 31 units) to satisfy park dedication requirements prior to
release of the final plat mylars for recording.
11) Payment of $15,035 ($485 x 31 units) in sewer interceptor fees prior to release of the
final plat mylars for recording.
12) Developer presentation of trunk sewer extension costs to the Public Works Director to
determine any City contribution towards upsizing.
13) Individual mailboxes for each home are not permitted. Mailboxes must be grouped into
clusters.
14) 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.
15) 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.
16) Development of the platted outlots shall be prohibited until replanted as lots of
record.
17) Blanket drainage and utility easements shall be recorded against all outlots, unless they
are further delineated to the satisfaction of the Public Works Director.
18) Any uncompleted site work (including landscaping) must be escrowed for prior to
issuance of a certificate of occupancy.
19) 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
• Site Location Map
• Preliminary Plat
• Final Plat
• Application
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PRELIM. PLAT SUBMITTED TO CITY REVISIONS PER CITY COMMENTSRCH RCH30 JUL 2020 15 SEPT 2020 PROJECT NO.FILE NAME
L
A
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c
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.PROJECT CERTIFICATION Landform ®and Site to Finish ®are registered service marks of Landform Professional Services, LLC.DATE
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CONTACT ENGINEER FOR ANY PRIOR HISTORYISSUE / REVISION HISTORYDEVELOPERMUNICIPALITY SEPT 15, 2020 ZZZ19450.FLC
2
0
2
0
13925 Fenway Blvd. No.Hugo MN 55038 I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA.Signature shown is a digital reproduction of original. Wet signed copy of this plan on file at Landform Professional Services, LLC office and is available upon request.Randall C. Hedlund License No:Date:C002ZZZ450.dwg PRELIMINARY PLAT C0.2NORTH 0
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UNLESS OTHERWISE SHOWN ON THIS PLAT10(NOT TO SCALE)1055DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:
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