HomeMy WebLinkAboutX-C-02 (a,b) Heritige Ridge 4th Addition - Final Plat and Authorize Signature - Grading Agreement
City Council Memorandum
To: Mayor Fasbender and City Council From: John Hinzman, Community Development Director Date: August 15, 2022 Item: Heritage Ridge 4th Addition - TC Land LLC - General Sieben and Northridge
Drives.
Council Action Requested: Consider the following actions related to development of HERITAGE RIDGE 4TH ADDITION containing 36 lots located west of General Sieben Drive and Northridge
Drive as proposed by TC Land LLC:
1) Resolution: Final Plat - Approval to subdivide property into 36 lots and one outlot consistent with the previous Preliminary Plat approval.
2) Authorize Signature: Site Grading Agreement - Authorization to begin limited
grading activities. A simple majority is necessary for action.
Background Information:
The City Council granted Preliminary Plat approval on October 5, 2020. The Final Plat is consistent with Preliminary Plat approval. Financial Impact:
The addition of 36 home sites will add to the tax base and create needed housing
opportunities. Advisory Commission Discussion: The Planning Commission voted 7-0 to recommend approval of the Final Plat at the June
13, 2022 meeting with limited discussion. No one from the public spoke for or against
the request during the meeting Attachments:
• Resolution
• Planning Commission Staff Report - June 13, 2022
• Site Grading Agreement
X-C-02 (a,b)
HASTINGS CITY COUNCIL RESOLUTION NO._________ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS
GRANTING FINAL PLAT APPROVAL OF HERITAGE RIDGE 4TH ADDITION Council member ___________________________ introduced the following Resolution and moved its adoption:
WHEREAS, TC Land LLC has petitioned for Final Plat approval of HERITAGE RIDGE 4TH ADDITION, containing 36 lots and one outlot. The subject property is generally located west of General Sieben Drive and Northridge Drive and legally described as Outlot E, HERITAGE RIDGE, and Outlot B, HERITAGE RIDGE 3RD ADDITION, all
within Dakota County, Minnesota; AND
WHEREAS, on October 5, 2020 the City Council granted Preliminary Plat approval; and
WHEREAS, on June 13, 2022, review of the final plat was conducted before the
Planning Commission of the City of Hastings, as required by state law, city charter, and city ordinance; and WHEREAS, The Planning Commission recommended approval of the Final Plat
finding it to be consistent with the approved Preliminary Plat; and WHEREAS, The City Council has reviewed the request and recommendation of the Planning Commission.
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS FOLLOWS: That the City Council hereby approves the Final Plat as presented subject to the following conditions:
1) Conformance with the plans submitted with the City Council Staff Report dated
August 15, 2022.
2) Final approval of all Civil Plans including Grading, Drainage and Erosion Control
Plan, and Utility Plan by the Public Works Director.
X-C-02 (a,b)
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.
X-C-02 (a,b)
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 $79,200 ($2,200 x 36 units) to satisfy park dedication requirements
prior to release of the final plat mylars for recording.
11) Payment of $17,460 ($485 x 36 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) Blanket drainage and utility easements shall be recorded against all outlots,
unless they are further delineated to the satisfaction of the Public Works
Director.
17) Any uncompleted site work (including landscaping) must be escrowed for
prior to issuance of a certificate of occupancy.
18) Authorization to execute related Stormwater Management and Easement
Agreements as part of the Plat approval.
X-C-02 (a,b)
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.
Council member ______________________ moved a second to this resolution and upon being put to a vote it was adopted by the Council Members present.
Adopted by the Hastings City Council on August 15, 2022 by the following vote: Ayes: Nays:
Absent: ATTEST: __________________________ Mary Fasbender, Mayor
________________________________ Kelly Murtaugh, City Clerk (City Seal)
I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 15th day of August, 2022, as disclosed by the records of the City of Hastings on file and of record in the office.
________________________________ Kelly Murtaugh, City Clerk (SEAL)
This instrument drafted by: City of Hastings (JH) 101 4th St. E. Hastings, MN 55033
X-C-02 (a,b)
To: Planning Commissioners
From: John Hinzman, Community Development Director
Date: June 13, 2022
Item: Heritage Ridge 4th Addition - Final Plat #2022-33 - TC Land
Planning Commission Action Requested
Recommend action on the request of TC Land for the Final Plat of Heritage Ridge 4th Addition
containing 36 traditional single family and villa home lots along with one Outlot. The +/-12.12 acre
property is currently owned by WRB LLC and located north of Heritage Ridge 3rd Addition near
General Sieben Drive and Northridge Drive.
BACKGROUND INFORMATION
Preliminary Plat Approval
Preliminary Plat approval for 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. The 4th Addition would complete final plating of all 116
lots.
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.
Planning Commission Memorandum
X-C-02 (a,b)
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Use Comp Plan District Zoning District
North
Agriculture
SEAS Church - Nininger Twp
Low Density Residential
Nininger Twp
East General Sieben Drive
Single Family Residential
Low Density Residential
R-1 - Low Density
Residence
South Heritage Ridge 3rd Add
Single Family Residential
Low Density Residential
R-2 Medium
Density Residence
West Nininger Township
Agriculture
Low Density Residential
Nininger Twp
FINAL PLAT REVIEW
Request
Final Plat approval of Heritage Ridge 4th Addition containing 36 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. 7,164 - 16,873 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’
X-C-02 (a,b)
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 - Outlot A
Street Layout
Development includes the connection of Northbrook Drive from Westpointe Drive to General
Sieben Drive. Northridge Circle would extend north of Northridge Drive.
Pedestrian Access
Pedestrian access is adequate. A sidewalk is planned for the north side of Northridge Drive with a
trail on the south side of the roadway. Sidewalks would connect to existing facilities along
Ridgepointe and Westpointe Drives. Trail connections would be made to Northridge Drive and
General Sieben Drive to connect to the Hastings trail system.
Aggregate Operations
Solberg Aggregate is actively mining areas along the western 1/3rd of the greater Heritage Ridge
Subdivision (adjacent to the 1st and 2nd Additions). 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 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.
X-C-02 (a,b)
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 $79,200 ($2,200 x 36 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 $17,460 ($485 x 36 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 4th Addition is recommended subject to the
following conditions:
1) Conformance with the plans submitted with the Planning Commission Staff Report dated
June 13, 2022.
2) Final approval of all Civil Plans including Grading, Drainage and Erosion Control Plan, and
Utility Plan by the Public Works Director.
X-C-02 (a,b)
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.
X-C-02 (a,b)
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 $79,200 ($2,200 x 36 units) to satisfy park dedication requirements prior to
release of the final plat mylars for recording.
11) Payment of $17,460 ($485 x 36 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) Blanket drainage and utility easements shall be recorded against all outlots, unless they
are further delineated to the satisfaction of the Public Works Director.
17) Any uncompleted site work (including landscaping) must be escrowed for prior to
issuance of a certificate of occupancy.
X-C-02 (a,b)
18) 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
• Civil Plans
• Application
X-C-02 (a,b)
LOCATION MAP
X-C-02 (a,b)
X-C-02 (a,b)
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SB 103
SB 102
SB 104
SB 106
SB 105
SB 100
SB 101
SB 111
TP 3 &3A
TP 4
TP 2 & 2A
TP 6
TP 5
TP 1
TP 10
TP 9
TP 8
TP 7
TP 11
TP 12
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POND 30
NWL=876.40
100-YR=880.50
100-YR B-B=882.33
POND 90
100-YR=885.74
BTM=881.80 FOREBAY 10
NWL=878.00
100-YR=881.62
FOREBAY 40
NWL=890.00
100-YR=893.24
EX.POND 50
884.2
EOF
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C7.5
4
BITUMINOUS
SAW & SEAL
C7.1
2
ROCK
CONSTRUCTION
ENTRANCE
C7.1
2
ROCK
CONSTRUCTION
ENTRANCE
C7.1
1
SILT
FENCE
(TYP.)
C7.1
1
SILT
FENCE
(TYP.)
C7.1
2
INLET
PROTECTION
(TYP.)
22
TEMPORARY POND 10
C7.1
1
SILT
FENCE
(TYP.)
EXISTING SILT FENCE
CONSTRUCTION DOCUMENTS RCH21 APRIL 2022
PROJECT NO.
FILE NAME
LA
N
D
F
O
R
M
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
105 South Fifth Avenue
Suite 513
Minneapolis, MN 55401
Tel: 612-252-9070
Fax: 612-252-9077
Web: landform.net
Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DATE ISSUE / REVISION REVIEW
CONTACT ENGINEER FOR ANY PRIOR HISTORY
ISSUE / REVISION HISTORY
DEVELOPER
MUNICIPALITY
HERITAGE RIDGE
4TH ADDITION
HASTINGS, MINNESOTA
CONSTRUCTION DOCUMENTS
April 21, 2022
ZZZ19450.FLC
20
2
2
PREL
I
M
I
N
A
R
Y
NOT F
O
R
CONS
T
R
U
C
T
I
O
N
TC LAND INVESTMENTS, LLC
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:19576 Date:4/21/2022
C301ZZZ450-PH04.DWG
GRADING, DRAINAGE &
EROSION CONTROL
C3.1
NORTH
0 50 100
BUILDING TYPE
FBWO = FULL BASEMENT
WALK OUT
FBLO = FULL BASEMENT
LOOK OUT
FB = FULL BASEMENT
NO WALK OUT
NO LOOKOUT
XXX.X
FBWO/FB
XXX.XX/XXX.X
GF=XXX.X : FRONT GARAGE FLOOR ELEVATION
: UNIT TYPE
: MIN. BSMT ELEV./LOWEST OPENING ELEV.
: REAR ELEVATION
NOTES:
1. GARAGE LOCATION INDICATED BY DRIVEWAY.
2. THERE MUST BE AT LEAST 6" DROP IN GROUND ELEVATION
WITHIN 10 FT. OF THE STRUCTURE.
NO SCALE
PAD DETAIL
Contact utility service providers for field location of services 72 hours prior to beginning grading.
Geotechnical boring locations are approximate and are based on information provided in the
Geotechnical Report prepared by Haugo GeoTechnical Services, LLC, Minneapolis, MN, on October 2,
2020..
Remove topsoil from grading areas and stockpile sufficient quantity for reuse.
Remove surface and ground water from excavations. Provide initial lifts of stable foundation material if
exposed soils are wet and unstable.
An Independent Testing Firm shall verify the removal of organic and unsuitable soils, soil correction,
and compaction and provide periodic reports to the Owner.
Place and compact fill using lift thicknesses matched to soil type and compaction equipment to obtain
specified compaction throughout the lift.
Compact cohesive soils in paved areas to 95% of maximum dry density, Standard Proctor (ASTM
D698) except the top 3 feet which shall be compacted to 100%. Compact to 98% density where fill
depth exceeds 10 feet. The soils shall be within 3% of optimum moisture content. In granular soils all
portions of the embankment shall be compacted to not less than 95% of Modified Proctor Density
(ASTM D1557).
Avoid excavating bottom 18 inches of infiltration basins until the rest of the site has been stabilized.
Any equipment used in Infiltration Areas should be small scaled and tracked. Install protective fencing
as shown after grading of basins.
14.
15.
16.
17.
18.
19.
20.
21.
GRADING NOTES
GENERAL NOTES
For construction staking and surveying services contact Landform at 612.252.9070.
No construction may begin on site until the erosion & sediment control has been installed and
approved by the city.
All concrete trucks on site must have self contained water supply for washout.
Drainage and utility easement over all of Outlot A.
1.
2.
3.
4.
Install perimeter sediment controls prior to beginning work and maintain for duration of construction.
Remove controls after areas contributing runoff are permanently stabilized and dispose of off site.
Limit soil disturbance to the grading limits shown. Schedule operations to minimize length of exposure
of disturbed areas.
Management practices shown are the minimum requirement. Install and maintain additional controls
as work proceeds to prevent erosion and control sediment carried by wind or water.
Refer to SWPPP Notes on Sheet C3.3 for additional requirements.
All exposed soil areas must be stabilized within 14 days of completion of work in each area.
Seed, Sod, Mulch and Fertilizer shall meet the following Specifications, as modified.
Item Specification Number Estimated Quantities
Sod MNDOT 3878 x s.f.
Seed MNDOT 3876
MN Type 21-111 @ 100 lb./ac. - Temporary Erosion Control, x lbs.
May 1 - Jul 31
MN Type 21-112 @ 100 lb./ac. - Temporary Erosion Control -
Aug 1 - Oct 31 x lbs.
MN Type 25-151 @ 120 lb./ac. - Permanent Turf x lbs.
Mulch MNDOT 3882
MNDOT Type 1 @ 2 ton/ac., Disc Anchored
Fertilizer MNDOT 3881
General Placement MNDOT 2575
Reserved.
Scrape adjacent streets clean daily and sweep clean weekly.
No construction may begin onsite until the erosion and control has been installed and approved by the
City of Hastings.
5.
6
.
7.
8.
9.
10.
11.
12.
13.
EROSION PREVENTION AND SEDIMENT CONTROL NOTES
EROSION BLANKET
EMERGENCY OVERFLOW
No Scale
88
7
.
1
88
7
.
1
7'
3'
886.6
4:1
3
4:1
10' EASEMENT
3'
TYPICAL
5:15:1
FINISHED
GRADE
NO SCALE
STANDARD RESIDENTIAL SWALE
: ADDITIONAL COMPACTED AREA FOR
DECK OR PORCH FOOTINGS (TYP.)
2
1
TEMPORARY SEDIMENT BASIN NOTES
POND 10 is a temporary sedimentationbasin. tributary area tp Pond 10 is 7.19 ac. Peak elevation for
the 2-year, 24-hour storm is 879.28 which equates to c.f. Required live volume = 7.19 X 1,800 =
12,942 c.f., therefor the pond meets the requirements.
22.
LEGEND
:Inlet Protection
:Pavement Sawcut
:Vehicle Tracking Pad
ESTIMATED QUANTITY
24 ea.
2 ea.
SYMBOL DESCRIPTION
:Silt Fence 3,454 ft.
18"
X-C-02 (a,b)
X-C-02 (a,b)
1
SITE GRADING AGREEMENT FOR HERITAGE RIDGE 4TH ADDITION, DAKOTA COUNTY, MINNESOTA
THIS SITE GRADING AGREEMENT (“Agreement”) is made this ____ day of _________________, 2022, by and between the City of Hastings, a Minnesota municipal corporation (“City”) and TC Land, LLC, a Minnesota limited liability company (“Developer”)
(collectively the “Parties”).
RECITALS
WHEREAS, Developer has received approval for a residential development project for single-family lots identified as Heritage Ridge 4th Addition (“Plat”) on property legally described on Exhibit A, attached hereto and incorporated herein (“Property”); and
WHEREAS, Developer has asked the City for permission to begin mass site grading at the
Property prior to: (1) recording of the Plat; (2) approval of grading, drainage, erosion control and utility plans (the “Final Development Plans”) by the City’s Public Works Director; and (3) execution of a Development Agreement; and
WHEREAS, the City is willing to grant permits for mass site grading on the Property,
subject to the terms and conditions contained herein.
NOW THEREFORE, for good and valuable consideration, which is hereby acknowledged, the Parties agree as follows:
1. CONDITIONAL MASS SITE GRADING APPROVAL. The City hereby permits the mass site grading on the Property subject to the terms and conditions in this Agreement for
the Property. Nothing herein shall be deemed as permission to undertake utility, street
construction or other such activities on the Property. The Developer acknowledges that at this time, there remain many submissions, review and approval requirements that must be successfully completed, including but not limited to the satisfaction of all conditions of Plat approval and a Development Agreement. There is a risk that the City will not approve Final
Development Plans, either in its current proposed form or in its entirety, and in that event,
the Developer will have expended considerable funds to complete the grading and other work
X-C-02 (a,b)
2
allowed under this Agreement without the ability to proceed with development of the Property, either in its current proposed layout or in its entirety. These circumstances may
potentially require the Developer to re-grade portions or all of the Property to satisfy
conditions of Final Plat and Final Development Plan approval or any other development project on the Property. Nothing in this Agreement, or the fact that the City is willing to enter into this Agreement, shall be construed or deemed to imply or obligate the City to approve the Developer’s Final Development Plans or Development Agreement, and the
Developer acknowledges that it is not acting in reliance upon any assurances or promises
that the City will approve the Final Development Plans or Development Agreement in whole or in part.
2. PRECONSTRUCTION MEETING AND RIGHT TO PROCEED. The Developer may not grade or otherwise disturb the earth or remove trees or any structures or in any other
way proceed with mass site grading until all the following conditions have been satisfied: (1)
this Agreement has been fully executed by both Parties and filed with the City Clerk; (2) the securities required in Sections 6 and 19 have been received by the City; and (3) the City’s Public Works Director has issued and delivered to the Developer a letter confirming that all conditions have been satisfied, a preconstruction meeting has been held, and that the
Developer may proceed. A preconstruction meeting is required prior to initiation of the
grading activity. The Developer’s representatives must be prepared at the preconstruction meeting with a construction schedule, scope of work and required submittals and permits for construction.
3. DEVELOPMENT LIMITATIONS. Approval to initiate mass site grading is only valid
for the work covered by this Agreement and within the construction limits identified in the
Site Grading, Drainage, and Erosion Control Plans, attached hereto as Exhibit B (the “Grading Plans”). The City may refuse to approve Final Development Plans of the current phase, or of subsequent phases, or may refuse to approve the Development Agreement if the Developer has breached any of its obligations under this Agreement and the breach has not
been remedied to the reasonable satisfaction of the City. Absolutely no further infrastructure
construction, including installation of utilities or streets, shall take place unless and until all conditions of Preliminary Plat and Final Plat approval satisfied, including but not limited to the execution, delivery and recording of the Development Agreement and Stormwater BMP Maintenance Agreement, submission of all required sureties, final approval of all
infrastructure construction plans by the Public Works Department.
4. GRADING AND EROSION CONTROL PLANS. The Property shall be developed and graded in accordance with the approved Grading Plans, and at the Developer’s sole risk and expense. If the plans vary from the written terms of this Agreement, the written terms of this Agreement shall control. The plan shall conform to Engineering Design and Construction
Standards Manual. All grading shall be completed prior to the preparation and submittal of
the as-constructed grading plan.
Within thirty (30) days after completion of the grading, the Developer shall provide the City with a “record” grading plan certified by a registered land surveyor or engineer licensed by the State of Minnesota depicting the locations of all ponds, swales, and ditches. The “record”
plan shall contain site grades and field verified elevations of the following: (1) cross sections
X-C-02 (a,b)
3
of ponds; (2) location and elevations along all swales, emergency overflows, wetlands, wetland mitigation areas if any, ditches, locations, and dimensions of borrow
areas/stockpiles; (3) lot corner elevations and house pads; and (4) top and bottom of retaining
walls. A complete list of the record grading plan requirements can be obtained on the City Website under Resources of the Engineering Department. The Developer acknowledges that the City will not issue any building permits unless and until the Plat is recorded and all conditions of preliminary and Final Plat approval are deemed satisfied and approved in
writing by the City, including the execution and recording of a Development Agreement, and
all necessary infrastructure has been completed and in a state of City acceptance to support the home. The conditions upon which the Developer may construct model homes on the Property shall be addressed in the Development Agreement.
5. IMPROVEMENTS. The grading shall be undertaken and the storm water improvements
shall be installed in accordance with the City’s Subdivision Ordinance and the City’s
Engineering Design and Construction Standards Manual and pursuant to the direction of the City Engineer. The Developer shall submit plans and specifications which have been prepared by a competent professional engineer licensed by the State of Minnesota to the City for approval by the City Engineer. The Developer shall instruct its engineer to provide
adequate field inspection personnel to assure an acceptable level of quality control to the
extent that the Developer’s engineer will be able to certify that the construction work meets the approved City standards as a condition of City acceptance. Specifically, the Developer shall ensure its geotechnical engineers will be onsite to: (1) confirm soil stability assumptions at the bottom of all road subcuts; (2) confirm bottom of basin assumptions for infiltration;
(3) confirm and test liner specifications; and (4) test for compaction and suitable material to
be used for fill areas. In addition, the City may, at the City’s discretion and at the Developer’s expense, have one or more City inspectors and a soil engineer inspect the work on a full or part-time basis. The Developer’s engineer shall provide for on-site project management. The Developer’s engineer is responsible for design changes and contract administration between
the Developer and the Developer’s contractor. The Developer or his engineer shall schedule
a preconstruction meeting, as described in more detail above to review the program for the construction work
No grading work may commence until all site sediment and erosion control measures are in place per the SWPPP documented in the Plans. The City must be contacted for an inspection
48 hours in advance and must provide written acknowledgement that the site is compliant
before any construction activity occurs. All labor and work shall be done and performed in the best and most workmanlike manner and in strict conformance with the approved plans and specifications. No deviations from the approved plans and specifications will be permitted unless approved in writing by the City Engineer. The Developer agrees to furnish
to the City a list of contractors being considered for retention by the Developer for the
performance of the work required by this Agreement. The Developer shall not do any work or furnish any materials not covered by the Grading Plans and specifications and special conditions of this Agreement unless the design deviation for such work is first prepared by the Developer’s engineer and approved in writing by the City Engineer.
6. CITY ENGINEERING ADMINISTRATION AND CONSTRUCTION OBSERVATION ESCROW. The Developer shall submit an escrow for mass grading
X-C-02 (a,b)
4
administration and construction observation in the amount of Ten Thousand and no/100 Dollars ($10,000.00) which shall be in addition to the other financial security provided
under this Agreement described in Section 19 below. The City shall draw down the escrow
for the administration and construction observation costs. When the balance is reduced to $2,000, the Developer shall replenish the escrow to its full amount. Mass grading administration will include staff or consultant time for monitoring of construction progress and construction observation, consultation with Developer and its engineer on status or
problems regarding the project, coordination for testing, project monitoring, and
processing of requests for reduction in security. Construction observation may be performed by the City staff or a consulting engineer. Construction observation will be provided at the discretion of the City.
The direction and review provided through the inspection of the improvements should not
be considered a substitute for the Developer-required management of the development.
Developer will cause the contractor(s) to furnish the City with a schedule of proposed operations at least five (5) days prior to the work. City shall inspect all Developer-installed improvements during and after construction for compliance with approved plans and specifications. Developer will notify the City Engineer at such times during construction as
the City Engineer requires for inspection purposes. Such inspection is pursuant to the City’s
governmental authority, and no agency or joint venture relationship between the City and Developer is thereby created.
7. MAINTENANCE OF STORM WATER FACILITIES. The Parties contemplate the Developer will submit all additional information necessary for recording of the Final Plat.
One of the conditions for Final Plat approval is to require the Developer to enter into a
Stormwater BMP Maintenance Agreement that will provide for perpetual inspection, operation and maintenance by the Developer or a homeowner’s association of all storm water BMP’s and facilities constructed on the Property. Notwithstanding those requirements, the Developer shall be obligated to provide for the inspection, operation and
maintenance of all storm water BMP’s and facilities constructed on the Property, whether
permanent or temporary in nature, until such time as the permanent obligations for inspection, operation and maintenance of stormwater BMP’s and facilities constructed on the Property are memorialized in the Stormwater BMP Maintenance Agreement.
The Developer shall maintain a log sheet documenting all required inspections and
maintenance by qualified individuals that shall include at a minimum the date and time the
periodic inspection or maintenance is performed, the person completing the maintenance, a description of the inspection or maintenance performed, and any observations reasonably suggesting the storm water facilities may have failed or may require modification or additional maintenance to adequately perform the purposes for which they were installed
(the “Inspection and Maintenance Log”). The Inspection and Maintenance Log shall be
made available for periodic inspection at all reasonable times by the City. In the event Developer fails to maintain the storm water BMP’s and facilities in good working order as required by this Agreement, or if the Developer fails to maintain the Inspection and Maintenance Log documenting that required inspection and maintenance are being
performed as required, the City, with at least ten (10) day written notice in the event of a
non-emergency, or reasonable notice in the event of emergency, may enter the Property
X-C-02 (a,b)
5
and take whatever reasonable maintenance and repair action it reasonably determines is necessary to return the storm water BMP’s and facilities to good working order. In the
event the City, pursuant to this Agreement, performs work of any nature, or expends any
funds in the performance of said work for the labor, use of equipment, supplies, materials, or the like, (the “Maintenance Charges”) the Developer shall reimburse the City within thirty (30) days of issuance of an invoice thereof to the Developer for all the reasonable costs incurred by the City hereunder. If not paid within the prescribed time period, the City
may pay those costs by drawing on the security as provided in Section 19 of this
Agreement.
8. PERMITS. The Developer shall obtain or require its contractors and subcontractors to obtain all necessary permits to complete the work covered by this Agreement, including but not limited to a NPDES Construction Storm Water Permit from the MPCA which must
be obtained, and written documentation presented to the City Engineer before
commencement of any grading.
9. LICENSE. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the Property to perform all work and inspections deemed appropriate by the City in conjunction with plat development and including but not limited
to maintenance or repairs of storm water BMP’s and facilities required under this Agreement
if the Developer fails to undertake those maintenance and repairs in a timely manner.
10. [Intentionally omitted.]
11. CONSTRUCTION SEQUENCE AND COMPLIANCE. The City will require the Developer to supervise and coordinate all construction activities and must notify the City
in writing stating when the work is ready for the inspection.
12. EROSION CONTROL. Prior to initiating site grading, the erosion control plan shall be implemented by the Developer and inspected and approved by the City. Erosion control practices must comply with the approved plans and specifications, the City’s Engineering Design and Construction Standards Manual, with all watershed district permits and with
Minnesota Pollution Control Agency’s Best Management Practices. The City may impose
additional erosion control requirements as deemed necessary. The Parties recognize that time is of the essence in controlling erosion. If the Developer does not comply with the erosion control plan and schedule or supplementary instructions received from the City, the City may take such action as it deems appropriate to control erosion. The City will endeavor to notify
the Developer in advance of any proposed action, but failure of the City to do so will not
affect the Developer’s and City’s rights or obligations hereunder.
13. WETLAND MITIGATION. No wetlands have been identified on the Property.
14. RESPONSIBILITY FOR COSTS.
A. Except as otherwise specified herein, the Developer shall pay all costs incurred by it
or the City in conjunction with the development of the Property, including but not
limited to legal, planning, engineering and inspection expenses incurred in connection with approval and acceptance of the Plat, the preparation of this
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Agreement, review of construction plans and documents, and all costs and expenses incurred by the City in monitoring and inspecting development of the Plat. All
amounts incurred and due at the time, must be fully paid prior to execution and
release of the Plat for recording.
B. The Developer shall hold the City and its public officials, officers, employees, contractors and agents harmless from claims made by itself and third Parties for damages sustained or costs incurred resulting from the development. The Developer
shall indemnify the City and its public officials, officers, employees, contractors and
agents for all costs, damages, or expenses which the City may pay or incur in consequence of such claims, including attorneys’ fees.
C. The Developer shall reimburse the City for costs incurred in the enforcement of this Agreement, including reasonable engineering and attorneys’ fees.
D. The Developer shall pay in full all bills submitted to it by the City for obligations
incurred under this Agreement within thirty (30) days after receipt. Bills not paid within thirty (30) days shall be assessed a late fee per the Hastings adopted Fee Schedule. Upon request, the City will provide copies of detailed invoices of the work performed.
15. INSURANCE. Before Developer begins any mass site grading, Developer shall provide
City with proof of liability insurance having policy limits of at least two million dollars ($2,000,000). The City shall be named as an additional insured on all liability insurance policies used to satisfy the requirements of this paragraph.
16. MISCELLANEOUS.
A. The Developer may not assign this Agreement without the written permission of the
City Council, such consent to be granted or withheld in the sole discretion of the City. The Developer’s obligation hereunder shall continue in full force and effect even if the Developer sells one or more lots, the entire Property, or any part of it.
B. Any retaining walls that require a building permit shall be constructed in accordance
with plans and specifications prepared by a structural or geotechnical engineer
licensed by the State of Minnesota. Following construction, a certification signed by the design engineer shall be filed with the City Engineer evidencing that the retaining wall was constructed in accordance with the approved plans and specifications. All retaining walls identified on the development plans or by special conditions referred
to in this Agreement shall be constructed before any other building permit is issued
for a lot on which a retaining wall is required to be built.
C. Third Parties shall have no recourse against the City under this Agreement.
D. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Agreement is for any reason held invalid, such decision shall not affect the validity
of the remaining portion of this Agreement.
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E. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Agreement. To be binding, amendments or waivers shall be in
writing, signed by the Parties and approved by written resolution of the City Council.
The City’s failure to promptly take legal action to enforce this Agreement shall not be a waiver or release.
F. This Agreement shall run with the land and may be recorded against the Property.
17. EVENTS OF DEFAULT. The following shall be “Events of Default” under this Agreement
and the term “Event of Default” shall mean, whenever it is used in this Agreement, any one
or more of the following events:
A. Subject to unavoidable delays, failure by Developer to commence and complete construction of the work pursuant to the terms, conditions and limitations of this Agreement.
B. Failure by Developers to substantially observe or perform any material covenant,
condition, obligation or agreement on their part to be observed or performed under this Agreement.
18. REMEDIES ON DEFAULT. Whenever any Event of Default occurs, the City, subject to any rights of third Parties agreed to by the City pursuant to this Agreement, or otherwise
by written, executed instrument of the City, may take any one or more of the following:
A. The City may suspend its performance under the Agreement until it receives assurances from Developer, deemed adequate by the City, that Developer will cure their default and continue their performance under the Agreement. Suspension of performance includes the right of the City to withhold permits including, but not
limited to, building permits.
B. The City may initiate such action, including legal or administrative action, as is necessary for the City to secure performance of any provision of this Agreement or recover any amounts due under this Agreement from Developer, or immediately draw on the escrow or Letter of Credit, as set forth in this Agreement.
19. SUMMARY OF SECURITY REQUIREMENTS. To guarantee compliance with the
terms of this Agreement and construction of all work included, the Developer shall furnish the City, in addition to the amounts escrowed hereunder for City Engineering Administration and Construction Observation costs, with an irrevocable letter of credit issued from a bank with a branch in Dakota County, Minnesota, cash escrow or a
combination cash escrow and letter of credit (“security”) for $213,381.25. The amount of the
security was calculated based on 125% of the estimated grading and erosion control costs of $170,705.00 provided by the Developer. The bank and form of the letter of credit shall be subject to the approval of the Finance Director. The City may draw down the security, without notice, for any violation of the terms of this Agreement or if the security is allowed
to lapse prior to the end of the required term. If the required public improvements are not
completed at least thirty (30) days prior to the expiration of the security, the City may also draw it down. If the security is drawn down, the proceeds shall be used to cure the default.
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20. REDUCTION OF SECURITY. Upon written request by the Developer and upon receipt of proof satisfactory to the City Engineer that work has been completed to the satisfaction
of the City including all corrective work for any identified punch list items, all record
Grading Plans and been submitted and approved by the City Engineer, and financial obligations to the City have been satisfied, with City Engineer approval the security may be released upon completion. No partial release will be considered.
21. NOTICES. Required notices to the Developer shall be in writing, and shall be either hand
delivered to the Developer, its employees or agents, or mailed as follows:
If to Developer: TC Land, LLC Attn: Mark Guenther
13925 Fenway Blvd. North
Hugo, MN 55038 If to City: Hastings City Hall
Attn: City Administrator
101 E. Fourth Street Hastings, MN 55033.
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CITY: CITY OF HASTINGS
By: ____________________________ Mary Fasbender, Mayor
By: ____________________________ Kelly Murtaugh, City Clerk
STATE OF MINNESOTA ) ) ss.
COUNTY OF DAKOTA )
On this ___ day of ______________________, 2022, before me a Notary Public within and for said County, personally appeared Mary Fasbender and Kelly Murtaugh, to me personally
known, who being each by me duly sworn, each did say that they are respectively the Mayor and
City Clerk of the City of Hastings, the municipality named in the foregoing instrument, and that the seal affixed to said instrument was signed and sealed on behalf of said municipality by authority of its City Council and said Mayor and City Clerk acknowledged said instrument to be the free act and deed of said municipality.
________________________________________ Notary Public
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DEVELOPER: TC LAND, LLC
By:________________________ Mark Guenther, President
STATE OF MINNESOTA ) ) ss.
COUNTY OF ____________ )
On this _____ day of ________________________, 2022, before me a Notary Public within and for said County, personally appeared Mark Guenther, to me personally known, who being by me duly sworn, did say that he is the President of TC Land, LLC, a Minnesota limited liability
company, the entity named in the foregoing instrument, and that said instrument was signed on
behalf of said entity by authority of its Board of Governors and said President acknowledged said instrument to be the free act and deed of the entity.
_______________________________________ Notary Public
THIS INSTRUMENT DRAFTED BY AND RETURN TO: Korine L. Land (#262432) LeVander, Gillen & Miller, P.A.
1305 Corporate Center Drive, Suite 300
Eagan, MN 55121
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EXHIBIT A
LEGAL DESCRIPTION Real property situated in the City of Hastings, County of Dakota, State of Minnesota, legally described as follows:
Outlot E, Heritage Ridge
Outlot B, Heritage Ridge 3rd Addition
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EXHIBIT B
GRADING PLAN
See attached Grading Plan
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