HomeMy WebLinkAbout3 - South Oaks 4
Planning Commission Memorandum
To: Planning Commission
From: John Hinzman, Community Development Director
Date: September 25, 2023
Item: Public Hearing – South Oaks 4 - Preliminary and Final Plat - CONTINUED
REQUEST
The Planning Commission is asked to take the following actions related to the Preliminary and
Final Plat application of South Oaks of Hastings 4th Addition as submitted by Greg J Homes.
The proposed 35 lot subdivision is generally located southwest of 31st Street and Century Drive.
1) Continue the public hearing.
2) Recommend action on the Preliminary and Final Plat Application.
The Planning Commission voted 4-0 to recommend continuation of both the public hearing and
application at the August 28th meeting.
BACKGROUND INFORMATION
Planning Commission Meeting – August 28, 2023
Public hearing opened with three individuals providing comment pertaining to the number of
homes in the area, traffic and safety concerns for children, snow management, loss of trees, and
increase of homes from past plat applications. Commissioners discussed rationale for a planned
residential development, street width, and storage of snow. Commission voted 4-0 to continue
the public hearing and table the application to the September 11, 2023 Planning Commission
meeting at the request of staff.
History
Over the last 20 years, various approvals have been granted for the area now being platted as
South Oaks 4th Addition. Previous 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
4th Addition consisted of 38 (1st addition) and 47 (2nd addition) attached townhome units.
No final plat application for the subject area were 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.
• South Oaks of Hastings 4th Addition - 2021 – City approved the preliminary and final
plat for subdivision of 33 single family lots. Same area as current subdivision request.
Planning Commission recommended denial based upon incomplete plans, safety concerns
due to number of homes and driveways, number of homes, and narrowing of right-of-way
and street. 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 May 2022.
Notification
Notification of the request was published and mailed to all property owners within 350 feet. Staff
has not received any comments at this time.
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.
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 allows for lot size flexibility.
Street Layout
Street layout is unchanged from previous approvals. Flagstone Drive is proposed between South
Oaks Drive and 31st Street, connecting existing street stubs in both locations. Alderwood Drive
would intersect South Oaks Drive at an existing curb cut.
All streets would be public and platted at a 50-foot right-of-way (ROW) width and 30-foot street
section, narrower than the standard 60-foot ROW width and 32-foot street section that is typical.
The proposed width was approved as part of an earlier phase of the South Oaks Development
and matches the existing ROW stub inlets. The proposed ROW would not allow for sidewalks,
and limit space for underground public and private utilities, and boulevard snow storage. The
street width would allow for parking of vehicles on both sides of the street and ingress and egress
for emergency vehicles.
Lot Layout
The current plat contains 35 single family lots, two more than the 2021 approval. Lot sizes range
from 4,500 s.f. to 7,100 s.f. with an average lot size of 5,286 s.f. The R-3 Zoning District
establishes a minimum lot size of 5,000 s.f. Approximately half of the lots are below 5,000 s.f.
The PRD approved for South Oaks Development allows for flexibility in lot sizes. The proposed
lot widths limit home designs to frontal elevations containing a protruding garage with the main
home located behind the garage. Plats with smaller lots typically contain common open space
managed by a singular entity (typically a homeowner’s association). Within South Oaks 4,
maintenance of individual lots would be the responsibility of individual property owners.
Outlets
Outlots A, B, and C are proposed at the northwest corner of the plat similar to past approvals.
The developer proposes to transfer these outlots to adjoining properties to the north to create
larger rear lot areas. Outlot D would contain a stormwater maintenance pond that would be
transferred to the City.
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 two vehicles in front of the garage. Although parking meets the minimum zoning
requirements, overflow parking along public streets within the subdivision will be limited due
the number of driveway curb-cuts and spaces between them.
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 $16,975 ($485 x 35 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 $77,000 ($2,200 x 35 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 stormwater management plan has been reviewed and approved by the City’s Engineering
Department. The proposed improvements meet the minimum requirements of the storm water
ordinance. One comment/concern that has been identified by Barr was the depth of the
infiltration basin proposed for the development. That depth is proposed at 4’ and exceeds the
depth of basin that Barr is comfortable with to establish and maintain vegetation. This may
become a maintenance nuisance on the City Outlot in the future. To that end, we recommend an
extended warranty on the infiltration basin to ensure its long-term establishment and
functionality up to 3 years from the date of acceptance. Review will continue on construction
level detail. A condition to meet requirements of the Civil Engineering review has been added as
a condition of approval.
Recommendation
Approval of the Preliminary and Final Plat is recommended 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.
2) Ownership of Outlot D must be transferred to the City of Hastings for stormwater
management.
3) Execution of a Development Agreement to memorialize conditions of approval and to
establish applicable escrow amounts to ensure completion of public improvements.
4) Execution of a stormwater access and maintenance agreement between the City and
property owner prior to recording of the final plat.
5) All disturbed areas on the property shall be stabilized with rooting vegetative cover to
eliminate erosion control problems.
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 $77,000 ($2,200 x 35 lots) to satisfy park dedication requirements prior to
release of the final plat mylars for recording.
8) Payment of $16,975 ($485 x 35 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
• Civil Plans
• Application
Location
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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 ADDITION
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 andwife, 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 Hastings3rd 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 doeshereby dedicate to the public for public use the public ways and the drainage and utility easements ascreated on this plat.In witness whereof said Gregory A. Jablonske and Susan M. Jablonske, husband and wife, have hereunto settheir hands this day of , 20 .By: By: Gregory A. JablonskeSusan M. JablonskeSTATE OF COUNTY OF This instrument was acknowledged before me on day of , 20, byGregory A. Jablonske and Susan M. Jablonske, husband and wife. County, Printed NameMy commission expires I Marcus F. Hampton do hereby certify that this plat was prepared by me or under my direct supervision; thatI am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of theboundary survey; that all mathematical data and labels are correctly designated on this plat; that allmonuments depicted on this plat have been, or will be correctly set within one year; that all waterboundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of thiscertificate 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. 47481STATE OF MINNESOTACOUNTY OF This instrument was acknowledged before me on this day of ,20 , by Marcus F. Hampton. County, MinnesotaPrinted NameMy commission expires January 31,HASTINGS PLANNING COMMISSIONApproved by the Planning Commission of the City of Hastings, Minnesota, this day of, 20By: By: Chair SecretaryCITY COUNCIL, CITY OF HASTINGS, MINNESOTAThis plat of SOUTH OAKS OF HASTINGS 4TH ADDITION was approved and accepted by the City Council of theCity 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 ClerkDAKOTA COUNTY SURVEYORI hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has beenreviewed and approved this day of , 20 .By: Dakota County SurveyorDAKOTA COUNTY DEPARTMENT OF PROPERTY TAXATION AND RECORDSPursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable in the year 20 on the landhereinbefore described have been paid. Also pursuant to Minnesota Statutes, Section 272.12, there are nodelinquent taxes and transfer entered this day of , 20 .By: Director Department Of Property Taxation and RecordsREGISTRAR OF TITLES , COUNTY OF DAKOTA, STATE OF MINNESOTAI hereby certify that this plat of SOUTH OAKS OF HASTINGS 4TH ADDITION was filed in the office of theRegistrar of Titles for public record on this day of , 20 , at o'clock . M.and was duly filed in Book of Plats, Page , asDocument Number . DeputyRegistrar of TitlesBEARINGS AR
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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.