HomeMy WebLinkAbout3 - Final Plat - Villas at Pleasant
To: Planning Commissioners
From: John Hinzman, Community Development Director
Date: March 22, 2021
Item: Villas at Pleasant - Final Plat #2021-10 - Simek Property Group
Planning Commission Action Requested
Recommend action on the request of Simek Property Group for the Final Plat of Villas at Pleasant
containing 32 villa home sites. The 10.38 acre property consists of two parcels located at the
northwest corner of Pleasant Drive and Northridge Drive.
Previous Final Plat approval was granted for the half of the site in anticipation of a two phase plat
in 2020. Simek has modified plans to complete the entire 32 lot development in a single phase.
The change has necessitated approval of a new Final Plat. The previous Preliminary Plat and
Rezoning approvals remain valid.
BACKGROUND INFORMATION
Previous Actions
• Planning Commission August 24, 2020 - Public Hearing & Rezoning. Recommendation to
approve rezoning. Action on the Preliminary and Final Plat was tabled to review Orchard
and Melody Court cul-de-sac options.
• Planning Commission September 14, 2020 - Preliminary and Final Plat.
Recommendation to approve Preliminary and Final Plat subject to a reduction in size for
Orchard and Melody Courts.
• City Council September 21, 2020 - Public Hearing - Rezoning, Preliminary Plat and Final
Plat. Approval of all items. Standard cul-de-sac design and reduced options presented.
Council approved the standard cul-de-sac design.
Planning Commission Memorandum
Comprehensive Plan
The property is guided Low Residential within the 2040 Comprehensive Plan. Low Residential
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
Low Density designation with all lot sizes exceeding 6,000 s.f. and having a net density of 5.5 units
per acre.
Zoning
The property is zoned R-3 - Medium-High Density Residence - Planned Residential Development.
R-3 includes both single family and multiple family housing. Planned Residential Development
allows for a deviation in minimum lot sizes and setbacks, although all lots meet minimum size and
setback standards.
Existing Condition
The site is generally flat, treeless, and used for agriculture. A small grove of trees exists near the
southwest corner.
Proposed Condition
Development into 32 villa home sites marketed towards senior and empty nesters. The villa
homes would be detached single family homes belonging to an association to provide for grounds
maintenance including landscaping and plowing.
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Use Comp Plan District Zoning District
North Single Family Residential Low Density Residential R-1 Single Family
East Pleasant Drive
Single Family Residential
Low Density Residential
R-1 Single Family
South Northridge Drive
Single Family Residential
Low Density Residential
R-1 Single Family
West Single Family Residential Low Density Residential R-1 Single Family
FINAL PLAT REVIEW
Request
Final Plat approval of the Villas at Pleasant containing 32 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 construction. The Preliminary Plat establishes the plan for development,
while the Final Plat formally puts the plan into effect.
Villa Homes
All homes will be developed as Villa Homes by Simek Property Group under the design of Epcon
Communities. Homes will be one story. Outdoor activity spaces for each home will be located on
the side as opposed to the rear yard to offer a private courtyard space. The homes will be
marketed towards empty nester and seniors. The development will include an association
responsible for all outdoor maintenance including landscaping and snow removal. Please see the
attached pictures for further information.
Epcon has been constructing homes since 1986 providing housing to more than 30,000 families.
Specializing in constructing single-story living communities they are based in Ohio and have
constructed communities in 28 states. Further information can be found at
www.epconcommunities.com.
Lot Layout
Proposed lots meet the following minimum requirements of the R-3 Zoning District:
Minimum
Requirement
Proposal
Lot Area 5,000 s.f. 6,000 - 14,550 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 preliminary plat are designated for private
stormwater basins and common open space. All outlots would be designated as open space or
stormwater retention.
Streets
Development includes the extension of both Old Bridge Lane and 23rd Street. Melody Court and
Orchard Court would be established to serve areas west of Old Bridge Lane. All streets would be
publicly dedicated and meet minimum size requirements. Cul-de-sac lengths are less than the
maximum 500 foot length limit.
Pedestrian Access
Pedestrian access is adequate. A trail exists on the south side of Northridge Drive and a sidewalk
along the west side of Pleasant Drive. A new sidewalk is proposed along the east side of the
extension of Old Bridge Lane and along the south side of 23rd Street to provide access to existing
facilities.
Landscape Plan
The landscape plan identifies boulevard tree plantings every 50 lineal feet along all new right-of-
ways. Additional coniferous tree plantings have been included along the cul-de-sac bulbs to
buffer activities from adjoining home owners. 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 generally flat. Existing homes adjacent to the north and west sides of the proposed
development experience drainage issues at present. The developer proposes to create drainage
swales along the north and west boundaries of the plat to channel drainage on site to proposed
stormwater basins. The Final Plat must be constructed in conformance with the Civil Plan
approvals granted by the Public Works Director.
Buffering to Existing Homes
Coniferous tree plantings have been incorporated along the north and western extents of the
development to provide further separation between existing homes and new homes and streets.
The trees will be six feet tall at the time of planting and will be grouped to limit visibility.
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 prior to recording of the final plat.
Park Land Dedication
On August 19, 2020 the Park and Recreation Commission recommended the payment of cash in
lieu of land to satisfy park dedication requirements. Payment of $70,400 ($2,200 x 32 units) to
satisfy park dedication requirements prior to release of the final plat mylars for recording will be
required.
Interceptor Sewer Fee
Payment of sewer interceptor fees in the amount of $15,520 ($485 x 32 units) is required prior to
release of the final plat mylars for recording.
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.
RECOMMENDATION - FINAL PLAT
The Final Plat is consistent with the Preliminary Plat. Approval of the Final Plat of the Villas at
Pleasant is recommended subject to the following conditions:
1) Conformance with the plans submitted with the Planning Commission Staff Report dated
March 22, 2021.
2) Conformance with Preliminary Plat approval.
3) Final approval of all Civil Plans including Grading, Drainage and Erosion Control Plan, and
Utility Plan by the Public Works Director.
4) All disturbed areas on the property shall be stabilized with rooting vegetative cover to
eliminate erosion control problems.
5) Execution of a Development Agreement to memorialize conditions of approval and to
establish applicable escrow amounts to ensure completion of public improvements.
6) Execution of a stormwater access and maintenance agreement between the City and
property owner prior to recording of the final plat.
7) Execution of a waiver of assessment appeal related to unused sanitary sewer and water
lines.
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 open space, median plantings, cul-de-sac plantings, common
drives, 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 $70,400 ($2,200 x 32 units) to satisfy park dedication requirements prior to
release of the final plat mylars for recording.
11) Payment of $15,520 ($485 x 32 units) in sewer interceptor fees prior to release of the final
plat mylars for recording.
12) Individual mailboxes for each home are not permitted. Mailboxes must be grouped into
clusters.
13) 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.
14) 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.
15) Blanket drainage and utility easements shall be recorded against all outlots, unless they
are further delineated to the satisfaction of the Public Works Director.
16) Any uncompleted site work (including landscaping) must be escrowed for prior to
issuance of a certificate of occupancy.
17) 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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KNOW ALL PERSONS BY THESE PRESENTS: That Simek Property Group, LLC, a Minnes
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a
limited liability company, owner of the following described property:Parcel 1:The North 957.39 feet, as measured along the West line and the most Northerly E
a
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t
line of the following tract: That part of the East Half of Section 32, Township 115North, Range 17 West, described as follows: Commencing at a point 35 rods West
o
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the Southeast corner of the West Half of the East Half of said Section 32, runningthence North 109 rods and 21 links; thence West 6 rods; thence North 73 rods; t
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West 29 rods; thence South 182 rods and 21 links; thence East 35 rods to the pla
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beginning; EXCEPT that property lying East of the West line of Pleasant Drive as n
o
w
located. AND also except that part which lies northerly of the south line of Highla
n
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Hills Fourth Addition, Dakota County, Minnesota.Parcel 2:That part of the West Half of the Southeast Quarter of Section 32, Township 115,Range 17, Dakota County, Minnesota described as follows: Commencing at theSouthwest corner of the said West Half of the Southeast Quarter; thence North 00degrees 19 minutes 54 seconds West (assumed bearing) along the West line there
o
f
a
distance of 2059.47 feet to the Northwest corner of Old Bridge First Addition, as
o
n
file and of record in the Office of the County Recorder, and the point of beginning
o
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the land to be described; thence continuing North 00 degrees 19 minutes 54 sec
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West along the West line a distance of 576.07 feet, more or less, to the Northwestcorner of said West Half of the Southeast Quarter; thence South 89 degrees 04 mi
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26 seconds East along the North line thereof a distance of 162.09 feet; more of le
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to a line parallel with and 1155.00 feet West, as measured along a line parallel wi
t
h
the South line of the West Half of the Southeast Quarter, from the east line of saidWest Half of the Southeast Quarter; thence South 00 degrees 02 minutes 23 seco
n
d
s
West along said line parallel with the East line of the West Half of the SoutheastQuarter a distance of 575.88 feet, more or less, to the North line of said Old Brid
g
e
First Addition; thence North 89 degrees 07 minutes 07 seconds West along said N
o
r
t
h
line a distance of 158.35 feet, more or less, to the point of beginning.Has caused the same to be surveyed and platted as VILLAS AT PLEASANT and does h
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dedicate to the public for public use the public ways and the easements for drainage
a
n
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utility purposes as created by this plat.In witness whereof said Simek Property Group, LLC, a Minnesota limited liability com
p
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,
has caused these presents to be signed this ___________ day of _____________________
,
20______.Simek Property Group, LLC, a Minnesota limited liability company By: Simek Property Group, LLC a Minnesota limited liability company Its: President By: ____________________ Stuart R. Simek, PresidentSTATE OF ______________________________COUNTY OF _____________________________This instrument was acknowledged before me this _________ day of______________________ , 20______ , by Stuart R. Simek, President of Simek PropertyGroup, LLC a Minnesota limited liability company, on behalf of the Minnesota limitedliability company. (signed)_________________________________(printed)_________________________________Notary Public ________________, County, Minnesota.My Commission Expires________________________
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