HomeMy WebLinkAboutItem 05 Ritter MeadowsCity of Lakeville
Planning Department
Memorandum
To: Planning Commission
From: Daryl Morey, Planning Director
Date: December 28, 2023
Subject: Packet Material for the January 4, 2024 Planning Commission Meeting
Agenda Item: Ritter Meadows Revised Preliminary Plat
INTRODUCTION
TEG Land Holdings, LLC have submitted a revised preliminary plat for Ritter Meadows, which
proposes 255 dwelling units consisting of 29 single family lots, 99 detached (villa) lots, and 127
attached townhome lots on land located north of 205th Street and west of I-35. The original
Ritter Meadows preliminary plat was approved by the City Council on May 1, 2023. The revised
preliminary plat now includes the former 2.4 acre Dunham parcel located north of the existing
205th Street/Keokuk Avenue intersection. By incorporating this parcel into the preliminary plat,
minor collector Keokuk Avenue can be constructed north of 205th Street with the first phase of
the Ritter Meadows development. In addition, there is one fewer single family lot proposed in
the northwest corner of revised preliminary plat and 200th Street will terminate as a temporary
cul-de-sac.
I have attached the March 9, 2023 TPC planning report (minus exhibits) for background on the
original Ritter Meadows preliminary plat.
EXHIBITS
A. Location Map
B. Preliminary Plat approved 5/1/23
C. Revised Preliminary Plat
D. Revised Phasing Plan
E. Revised Site Plan
F. Revised Grading Plan
G. Revised Landscape Plan
H. 205th Street/Keokuk Avenue Turn Lane Plans (2 pages)
RECOMMENDATION
The revised Ritter Meadows preliminary plat is an improvement over the approved preliminary
plat with the inclusion of the 2.4-acre parcel and the extension of Keokuk Avenue with the first
development phase. Planning Department recommends approval of the revised Ritter Meadows
preliminary plat subject to the following conditions:
1. Street right-of-way dedication, sections construction plans, turn lane construction plans, and
private drive construction plans shall be subject to review and approval of the City Engineer
with the first phase final plat.
2. Trails:
a. The developer shall be responsible for 100 percent of the cost of grading and restoration
for trail construction.
b. The developer shall be responsible for 5/8th of the cost of bituminous for construction of
trails within the preliminary plat, except for the trail within Outlot A, which shall be
reimbursed 100 percent by the City, including the waterway crossing.
c. The developer shall dedicate a public trail easement over Lot 77, Block 8, subject to review
and approval of the Parks and Recreation Director and City Engineer.
3. The developer shall obtain easements to allow for any grading that occurs outside of the plat
boundaries.
4. All tree preservation, grading, utilities, stormwater management, drainage and utility
easements, and retaining walls shall be subject to review and approval of the City Engineer.
5. Outlot A and Outlot B shall be deeded to the City for stormwater management purposes.
6. The landscape plan shall be subject to review and approval of the City Forester.
7. Outlot C shall be dedicated to the City for park purposes. The balance of required park
dedication shall be satisfied as a cash fee in lieu of land calculated at the time of final plat
approval.
8. Outlot D shall require future application for preliminary plat and final plat approval subject to
the procedures established by Title 10 of the City Code and shall be subject to park dedication
requirements at the time of preliminary plat and final plat approval.
9. Attached and detached townhouse dwelling units shall comply with the design and
construction standards established by Section 11-57-19 and Section 11-58-21 of the Zoning
Ordinance.
10. Keokuk Avenue shall be extended north of 205th Street with the first phase final plat subject
to design review and approval by the City Engineer.
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
Ritter Meadows
Revised
Preliminary Plat area
KENRICK AVE205TH ST
KEOKUK AVE207TH STKEYSTONE AVECity of Lakeville
Location Map
Ritter Meadows
Preliminary Plat
EXHIBIT A
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EXHIBIT B
EXHIBIT C
EXHIBIT D
EXHIBIT E
EXHIBIT F
EXHIBIT G
EXHIBIT H
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
1
MEMORANDUM
TO: Daryl Morey
FROM: D. Daniel Licht
DATE: 9 March 2023
RE: Lakeville – Ritter Meadows; Preliminary Plat
TPC FILE: 135.01
BACKGROUND
TEG Land Holdings, LLC has submitted application for preliminary plat approval for seven
undeveloped metes and bounds parcels totaling 298.93 acres located west of Interstate 35 (I-35)
and north of 205th Street. The preliminary plat proposes development of 256 dwelling units
consisting of 30 single family lots, 99 detached townhomes, and 127 row townhomes west of
future Keokuk Avenue and north of 205th Street. The balance of the property is to be platted as
five outlots and dedication of public right-of-way. A public hearing has been noticed for the
Planning Commission meeting on 16 March 2023 to consider the preliminary plat application and
vacation of existing easements.
Exhibits:
A. Site Location Map I. Utility Plan (5 sheets)
B. Land Use Plan/Zoning Map J. Storm Sewer Plan (6 sheets)
C. Phasing Plan K. Landscape Plan (6 sheets)
D. Site Plan (6 sheets) L. Tree Preservation Plan (6 sheets)
E. Preliminary Plat (6 sheets) M. Detached townhouse elevations
F. Turn Lane Plans (2 sheets) N. Detached townhouse floor plans
G. Existing Conditions Survey (2 sheets) O. Row townhouse elevations
H. Grading/Erosion Control Plans (15 sheets) P. Row townhouse floor plans
2
ANALYSIS
Comprehensive Plan. The north half of the property west of Keokuk Avenue is guided by the
Comprehensive Plan for Low-to-Medium Density Residential land uses and is proposed to be
developed with single family lots and detached townhouse dwellings. The Comprehensive Plan
guides the south half of the property west of Keokuk Avenue for Medium Density Residential
land uses. The preliminary plat proposes detached townhouse dwellings and row townhouse
dwellings in the south area of the property west of Keokuk Avenue. The proposed residential land
uses shown on the preliminary plat west of Keokuk Avenue are consistent with the development
guided by the 2040 Land Use Plan for the respective land use categories.
Outlot D located east of Keokuk Avenue is guided by the Comprehensive Plan for Commercial
land uses by the Comprehensive Plan and is not proposed for development at this time.
Outlot E located east of Keokuk Avenue is guided by the Comprehensive Plan for Medium-to-
High Density Residential, High Density Residential, and Commercial land uses. Outlot E is also not
proposed to be developed with the preliminary plat.
Density. The preliminary plat proposes development of 256 dwelling units upon 65.37 gross acres
net acres. The density of the preliminary plat is 3.9 dwelling units per acre, which is consistent
with the minimum guided residential density of the Comprehensive Plan for the areas of the
subject site being developed with the preliminary plat. Future development of Outlot D will be
required to achieve the minimum residential densities guided by the Comprehensive Plan.
MUSA. The subject site is within the current Municipal Urban Service Area (MUSA).
Zoning. Corresponding to the 2040 Land Use Plan, the north half of the property west of Keokuk
Avenue is zoned RST-2-, Single- and Two-Family Residential District and the south half of the
property west of Keokuk Avenue is zoned RM-1, Medium Density Residential District. Single
family and detached townhome dwellings are a permitted use within the RST-2 District. Detached
townhome dwellings and row townhome dwellings with not more than six dwelling units per
building are a permitted use within the RM-1 District. The proposed uses to be developed with
the preliminary plat comply with those allowed by the Zoning Ordinance for the respective zoning
districts.
Outlot D is zoned C-3, General Commercial District. Future development of Outlot D will be
required to conform to the allowed uses and standards of the C-3 District.
Outlot E is zoned RM-2, Medium Density Residential District, RH-2, High Density Residential
District and C-3, General Commercial District. Future development of Outlot E will be required to
conform to the allowed uses and standards of the RM-2 District, RH-2 District, and C-3 District
accordingly.
3
Surrounding Uses. The table below summarizes the existing and planned land uses surrounding
the subject site:
Direction MUSA Staging Land Use Plan Zoning Map Existing Use
North Expansion Area B LMDR
MHDR
RST-2 District
RM-2 District
Undeveloped
East NA NA NA I-35
South MUSA MHDR
Commercial
RM-1 District
C-3 District
Townhouses
Commercial
West MUSA
Expansion Area B
LDR RS-3 District
RAO District
River City Asphalt
The area north of the 205th Street west of I-35, including the subject site and surrounding
properties, is largely undeveloped as growth has occurred in other areas of Lakeville expanding
in an orderly pattern to the west of I-35. The lands to the south, and a portion of the parcel to
the west are included in the current Municipal Urban Service Area (MUSA). The balance of the
area to the west and the properties to the north are included in MUSA Expansion Area B.
For those properties within MUSA Expansion Area B, the expansion areas are designated by the
Comprehensive Plan as future staging. Since the 1998 Comprehensive Plan, the dates attached
to the MUSA Expansion Area designations have been defined as “not before” indicating that
forecasted population, household, and employment growth together with land absorption
projections would mean urban expansion would not include those areas before the year stated.
The MUSA Staging Plan does not forecast that MUSA Expansion Area B will be eligible for
development before 2028 based on the criteria established by the Comprehensive Plan for
addition of developable parcels to the MUSA.
The proposed development of the preliminary plat will be compatible with existing and planned
commercial and residential land uses in the area. The areas abutting the subject site to the west
and north are to remain rural until at least 2028 in accordance with the MUSA Staging Plan on an
interim basis. The transition between the proposed preliminary plat and the abutting parcels
within MUSA Expansion Area B is typical of that between a developing and pending developing
area that will not result in long-term compatibility issues.
EAW. The scope of the proposed development required processing of an Environmental
Assessment Worksheet (EAW) in accordance with Minnesota Rules 4410.4300, Subp. 32. In
accordance with Minnesota Rules 4410.1500, the EAW was completed and distributed to persons
and agencies on the official Environmental Quality Board (EQB) distribution list and published on
the City website. A notice of EAW availability was published in the EQB Monitor on 21 May 2022
initiating a 30-day public comment period that ended on 30 June 2022. The City Council adopted
Findings of Fact that preparation of an Environmental Impact Statement is not required for the
proposed development in accordance with Minnesota Rules 4410.1700, Subp 7.
4
Phasing Plan. The preliminary plat includes a proposed plan for buildout of the development in
three phases:
Phase 1 consists of construction of 80 townhouse dwellings within Blocks 8, 9, and 10
together with construction of Keokuk Avenue to north of 204th Street, and Kristine Drive
between Keokuk Avenue and 205th Street.
Phase 2 will consist of construction of 49 detached townhouse dwellings within Blocks 5,
6, 7, 8, and 9 and the remaining 47 row townhouse dwellings within Block 10 (96 total
dwellings).
Phase 3 includes the 30 single family lots within Blocks 1-4 and remaining 50 detached
townhomes within Blocks 5 and 6, as well as completion of Keokuk Avenue to the north
line of the preliminary plat.
The phasing plan illustrates construction of Keokuk Avenue between 205th Street and Kristine
Drive as Phase 4. Construction of this segment of Keokuk Avenue will require acquisition of land
from the exception parcel surrounded on three sides by the subject site.
No timeframe is proposed for development of Outlot D or Outlot E.
Single Family Lot Requirements. The proposed single family lots within Blocks 1-4 comply with
the following minimum lot requirements of the RST-2 District as established in Section 11-57-
15.A of the Zoning Ordinance:
Corner Lot Interior Lot
Min. Lot Area 10,200sf. 8,400sf.
Min. Lot Width 85ft. 70ft.
Max. Lot Cover 40%
Setbacks Front 20ft. building/25ft. garage
Side 7ft.
Rear 30ft.
Detached Townhouse Lot Requirements. The proposed detached townhomes are platted as
unit and base lots with within Block 5 through 7; Lots 1-6, Block 8; and Lots 1-8, Block 9.
The minimum lot area requirement for detached townhouse uses within the RST-2 District and
RM-1 District is 5,000 square feet per dwelling unit for each base lot/unit lots in accordance with
Section 11-57-13 and Section 11-58-15 of the Zoning Ordinance, respectively. The area of the
proposed detached townhouse lots within each base lot as shown on the preliminary plat
exceeds the minimum area required by the Zoning Ordinance. There is no minimum lot width
requirement for detached townhomes within the RST-2 District and RM-1 District.
5
Setback requirements for detached townhouse buildings are established by Section 11-57-15.B.2
and 3 and Section 11-58-17.B.2 and 3 of the Zoning Ordinance for the RST-2 District and RM-1
District, respectively. The setbacks required by the Zoning Ordinance are shown on the
preliminary plat and site plan and the proposed detached townhouse buildings comply.
Base
Lot
Public
Street
Between
Buildings
30ft. 20ft.
building
25ft.
garage
14ft.
Townhouse Lot Requirements. The proposed row townhomes are platted as unit and base lots
with within Lots 7-33, Lots 9-32, Block 9; and Lots 1-76, Block 10.
Section 11-58-15 of the Zoning Ordinance requires that the preliminary plat provide each
townhouse base lot and unit lots with a minimum of 5,000 square feet of lot area per dwelling
unit. Each townhouse base lot within the preliminary plat the complies with the minimum lot
area per unit requirement.
Setback requirements for the townhouse buildings are set forth in Section 11-58-17.B.2 and 3 of
the Zoning Ordinance, as well as the requirements for buffer yard lots established by Section 11-
21-9.E.1.c of the Zoning Ordinance for the townhouse unit lots abutting the 205th Street as a
Major Collector roadway. The required setbacks are shown on the preliminary plat and all of the
proposed townhouse buildings comply.
Base
Lot
Public Street Between
Buildings
Private
Drive
Guest
Parking
205th St.
30ft. 20ft. building
25ft. garage
20ft. 25ft. 15ft. 50ft.
205th Street. The subject site abuts 205th Street, which is designated by the Transportation Plan
as a Major Collector street. Dedication of right-of-way for the north half of the 120 feet required
by the Transportation Plan for 205th Street is shown on the preliminary plat and is subject review
and approval of the City Engineer.
Keystone Avenue and Kristine Drive provide two access locations from 205th Street for the
preliminary plat with Phase 1. The Transportation Plan recommends a minimum distance of 660
feet between street intersections. Keystone Avenue within the preliminary plat aligns with
existing Keystone Avenue south of 205th Street and is more than 660 feet west of existing Keokuk
Avenue. Likewise, Kristine Drive is more than 660 feet east of existing Keokuk Avenue. The
proposed locations of Keystone Avenue and Kristine Drive within the preliminary plat comply
with the spacing recommendations of the Transportation Plan.
6
Intersection spacing between streets and private driveways is regulated by Section 11-19-7.I.6 of
the Zoning Ordinance. A minimum of 220 feet is required between a private drive serving
individual commercial or industrial uses from a local street, which is the functional classification
of Keystone Avenue and Kristine Drive within the preliminary plat. The spacing of Keystone
Avenue and Kristine Drive from existing private driveways also accessing 205th Street complies
with the minimum distances required by the Zoning Ordinance.
Plans for construction of turn lanes required to be constructed by the developer from 205th Street
to Keystone Avenue and Kristine Drive for access to the proposed development have been
submitted and are subject to review and approval of the City Engineer.
Keokuk Avenue. Keokuk Avenue within the preliminary plat is designated as a Minor Collector
street north of 205th Street by the Transportation Plan. The preliminary plat provides for
dedication of right-of-way and construction of Keokuk Avenue within the subject site within an
80-foot right-of-way with a 36-foot-wide section. The right-of-way and design for Keokuk Avenue
is subject to review and approval of the City Engineer.
There are three local street intersections to the west side of Keokuk Avenue shown on the
preliminary plat. All three of the proposed intersections are spaced more than 660 feet apart,
including the Keokuk Avenue and Kristine Drive intersection north of 205th Street. Future access
to Keokuk Avenue from Outlot D and Outlot E will be subject to the intersection spacing
requirements for private drives regulated by Section 11-19-7.I.6 of the Zoning Ordinance.
The submitted plans illustrate extension of Keokuk Avenue between 205th Street and Kristine
Drive. City staff recommends that the proposed alignment of Keokuk Avenue between 205th
Street and Kristine Drive be shifted as far west as possible in consideration of street design
requirements and the existing intersection at 205th Street. The extension of Keokuk Avenue north
of 205th Street crosses the exception parcel before entering the plat. Keokuk Avenue between
205th Street and Kristine Drive will not be needed for development of the preliminary plat with
two accesses to 205th Street being available at Keystone Avenue and Kristine Drive. City staff
recommends that the proposed right-of-way for Keokuk Avenue south of Kristine Drive be
combined with Outlot D and be platted in the future if and when plans for Keokuk Avenue
between 205th Street and Kristine Drive are established. City staff also recommends that the
alignment of Keokuk Avenue south of Kristine Drive be shifted as far west as possible.
Kristine Drive. Because the subject site is separated from the planned Keokuk Avenue and 205th
Street intersection by an exception parcel not included in the preliminary plat, the developer is
proposing construction of Kristine Drive east of Keokuk Avenue to 205th Street between Outlot D
and Outlot E. The preliminary plat proposes Kristine Drive as a local residential street with a 60-
foot right-of-way and 32-foot-wide section. Right-of-way dedication and construction plans for
Kristine Drive is subject to review and approval of the City Engineer. Future access to Kristine
Drive from Outlot D and Outlot E will be subject to the intersection spacing requirements for
private drives regulated by Section 11-19-7.I.6 of the Zoning Ordinance.
7
Local Streets. The preliminary plat illustrates local streets north of 205th Street and west of
Keokuk Avenue for access to the proposed single family lots, detached townhouse dwellings, and
row townhouse dwellings. The preliminary plat illustrates that these streets are to be constructed
within 60 feet of right-of-way and have a 32 foot wide section as required by Section 10-4-3.P of
the Subdivision Ordinance. Local street right-of-way dedication and the street section designs
and construction plans are subject to review and approval of the City Engineer.
Section 10-4-3.S.2 of the Subdivision Ordinance limits permanent cul-de-sac streets to areas
where topography or other physical site conditions warrant a permanent dead-end. The
preliminary plat includes two cul-de-sac streets for the blocks separated by Outlot A, which
encompasses an existing waterway and stormwater basins. The two cul-de-sacs comply with
design standards specified by Section 10-4-3.S.3 of the Subdivision Ordinance requiring a
minimum length of 150 feet, maximum length of 600 feet, and a turnaround with 60 foot radius
for the right-of-way and 45 foot radius pavement section.
Section 10-4-3.A of the Subdivision Ordinance requires that the preliminary plat provide for
future connections to adjoining unsubdivided parcels. These future street connections are
required to ensure adequate access for planned land uses, emergency and delivery vehicle
access, and neighborhood connectivity between developments. The proposed preliminary plat
includes reasonable connections for future streets with the undeveloped parcel to the west via
203rd Street and 204th Street. The phasing plan includes construction of 204th Street to the west
plat line in Phase 2 and 203rd Street to the west plat line with Phase 3. The Subdivision Ordinance
does not require that the street connections to the west be constructed with the first phase of
development.
Pedestrians. Section 10-4-3.H requires construction of concrete sidewalks on one side of local
residential streets. The preliminary plat illustrates five-foot-wide sidewalks on one side of the
local streets west of Keokuk Avenue. A sidewalk is also shown on the north side of Kristine Drive
between Keokuk Avenue and 205th Street.
Bituminous trails will be constructed along both sides of Keokuk Avenue, along the north side of
205th Street, within Lot 77, Block 10 south of Kristine Drive (connecting to 205th Street) and within
Outlot A connecting 203rd Street to Keystone Court. The developer will be required to grant a
trail easement to the city for the trail on Lot 77, Block 10. The developer will be responsible for
100 percent of the cost for grading and restoration for these trails. The developer will receive a
credit to the final plat cash fees for the City’s 3/8th share (excluding grading and restoration) of
the trail construction cost abutting the public streets.
A trail is also proposed within Outlot A to provide pedestrian connectivity within the
development and will require a bridge crossing the existing waterway. The developer will be
responsible for 100 percent of the grading and restoration for this trail and the city will reimburse
the developer 100 percent of the cost for the construction of the trail within Outlot A, including
the waterway crossing.
8
Private Drives. The preliminary plat includes Kally Ridge Way as a private drive with two
connections to public streets at Keystone Avenue and Kristine Drive to access the townhouse
dwellings of Lots 30-76, Block 10 within the RM-1 District. The private drive is designed as 24 feet
in width in accordance with the standards specified in Section 11-58-21.G.4 of the Zoning
Ordinance and is subject to review and approval of the City Engineer. The private drive
intersections with the local streets are setback a minimum of 90 feet from both 205th Street and
Keokuk Avenue as required by Section 11-19-7.I.6 of the Zoning Ordinance.
Section 11-58-21.H of the Zoning Ordinance requires that 0.5 off-street parking stalls be provided
per row townhouse dwelling. Based on 127 row townhouse dwellings, 64 off-street parking stalls
must be provided. The site plan illustrates a total of 64 guest parking stalls divided between 22
stalls in an off-street parking area accessed from Keystone Avenue and 42 head-in guest parking
stalls off of Kally Ridge Way, south of Kristine Drive.
Grading. The submitted plans include grading, tree preservation, erosion control, and
stormwater management.
The grading plan will preserve 22 percent of the significant trees inventoried within the subject
site, although there is no minimum requirement to preserve trees. The grading plan illustrates
grading beyond the boundaries of the plat on abutting property. The developer will be required
to obtain easements for the off-site grading prior to approval of a final plat or the grading plans
will need to be revised provide for all of the earth work and stormwater management within the
boundaries of the plat. The grading plan also includes construction of privately owned and
maintained retaining walls within the preliminary plat and are to be subject to review and
approval of the City Engineer.
Proposed storm basins are shown on the preliminary plat within outlots, which will be deeded to
the city as required by Section 10-4-4 of the Subdivision Ordinance.
All grading, drainage, stormwater management, retaining walls, tree preservation, and wetland
issues are subject to review and approval of the City Engineer.
Utilities. Plans for extension of sewer and water utilities to serve the proposed preliminary plat
have been submitted. The utility plan provides for extension of sewer and water utilities to
abutting properties to the west and north as required by the Sanitary Sewer Comprehensive Plan
and Comprehensive Water System Plan. The Subdivision Ordinance does not require that utilities
be extended to abutting properties with the first phase of construction. All utility plans are
subject to and is subject to review and approval of the City Engineer.
Easements. The preliminary plat provides for dedication of drainage and utility easements at the
perimeter of all lots and over any utilities or drainageways not within public rights-of-way as
required by Section 10-4-4 of the Subdivision Ordinance. The following existing easements within
the subject site are to be vacated and replaced by those to be dedicated as shown on the
preliminary plat:
9
Easement Grant to Minnesota Natural Gas Company for pipe line purposes as Document
Number 404990
Rights of the City of Lakeville for roadway purposes as Document Number 453072
Easement in favor of Northern States Power Company as Document Number 397868
Easement in favor of Dakota County Electric Cooperative as Document Number 394481
Dedication of all drainage and utility easements are subject to review and approval of the City
Engineer.
Park Dedication. The 2015 Parks, Trails, and Open Space Plan identifies a need to acquire land
from the area of the subject site for development of a neighborhood park. Park dedication has
not been required from the existing parcels within the subject site. Section 10-4-8.I of the
Subdivision Ordinance allows the City to require dedication of up to 14 percent of the net
buildable area of the property west of Keokuk Avenue for public parks for the subdivision based
on the planned density of the preliminary plat. Section 10-4-8.K of the Subdivision Ordinance
provides that the City may, at its discretion, elect to receive a combination of cash, land, and
development of the land in satisfaction of park dedication requirements.
The total area the city may require to be dedicated for public parks within the preliminary plat is
10.38 acres. Parks and Recreation Department staff and Engineering Division staff provided
direction to the developer to define a location, area, and configuration for land to be dedicated
to the City with the preliminary plat. The preliminary plat provides for dedication of 2.84 acres of
land for park purposes within Outlot C, on which a future neighborhood park is to be constructed
by the City.
The characteristics of the land to be dedicated to the city for a neighborhood park is consistent
with land acquired from the Legacy and Summerlyn subdivisions and is accessible by trail for the
neighborhood and surrounding areas. Legacy and Summerlyn neighborhood parks, as well as the
larger parks at North Creek and Pinnacle Reserve, have the same amenities including play
containers with various structures, shelters, court games, and open field play areas. There is
sufficient area within Outlot C of the preliminary plat to accommodate these same amenities
consistent with the City’s current neighborhood park facility development practices. Specific
facilities development of the future park will be determined with neighborhood input.
The proposed dedication satisfies an estimated 27.36% or 70.04 lots of the required park
dedication for the preliminary plat development west of Keokuk Avenue. The park dedication
requirement for the remaining 72.64% or 185.96 lots for the area west of Keokuk Avenue will be
required to be paid with cash with the future phase final plats. Outlot D and Outlot E are to be
subject to park dedication requirements separately as determined at the time of preliminary plat
and final plat approval for each outlot.
Satisfaction of park dedication requirements is to be subject to review of the Parks, Recreation,
and Natural Resources Committee and approval of the City Council.
10
Landscaping. A landscape plan has been submitted with the preliminary plat application to
address the requirements of Section 11-21-9 of the Zoning Ordinance. The landscape plan
complies with the following requirements subject to review and approval of the City Forester at
the time of final plat approval:
Two trees are to be planted for each single family lot, one of which must be within the
front yard.
A planting schedule meeting the requirements of Section 11-57-19.G of the Zoning
Ordinance for detached townhouse unit and base lots.
A planting schedule meeting the requirements of Section 11-58-21.I of the Zoning
Ordinance for row townhouse unit and base lots.
Buffer yard landscaping meeting the requirements of Section 11-21-9.E.5 of the Zoning
Ordinance for yards abutting 205th Street (in addition to the requirements of Section 11-
58-21.I of the Zoning Ordinance).
Building Requirements. Building plans for detached townhouse dwellings and row townhouse
dwellings have been submitted regarding compliance with the following provisions:
Detached townhouses and row townhouses are subject to the exterior materials
established by Section 11-57-19.B.3 and Section 11-58-21.B.3 of the Zoning Ordinance,
respectively, which will be subject to review and approval of the Zoning Administrator at
the time a building permit is issued.
Detached townhouses and row townhouses must provide for a two-car attached garage
meeting the requirements of Section 11-57-19.C and Section 11-58-21.C of the Zoning
Ordinance, respectively. The submitted floor plans indicate that the detached
townhouses and row townhouse dwellings each have a two-car attached garage that
comply with the respective floor area requirements for dwellings with and without
basements.
Outlots. The preliminary plat includes five outlots:
Outlot Purpose Ownership
A, B Stormwater basin Deed to City
C Park Dedicate to City
D Future commercial development Retained by
developer E Future townhouse/multiple family development
Future commercial development
11
Development of Outlots D and E will require future applications for preliminary plant and final
plat approval. The City will, at that time, be able to evaluate the ability of infrastructure
constructed with this preliminary plat to accommodate development of the outlots. This
evaluation will include a determination by the City if construction of Keokuk Avenue north of
205th Street through the exception parcel is required before one or both of the outlots can be
developed based on the criteria established by Section 10-2-5 of the Subdivision Ordinance.
CONCLUSION
The proposed Ritter Meadows preliminary plat is consistent with the Comprehensive Plan
regarding proposed land use, transportation, utilities, and stormwater management.
Furthermore, the preliminary plat complies with the requirements of the Zoning Ordinance and
Subdivision Ordinance. Our office and City staff recommend approval of the preliminary plat
application and vacation requests subject to the following conditions:
1. Street right-of-way dedication, sections construction plans, turn lane construction plans,
and private drive construction plans shall be subject to review and approval of the City
Engineer.
2. The preliminary plat shall be revised to include the proposed public right-of-way for
Keokuk Avenue south of Kristine Drive within the area of Outlot D.
3. Trails:
a. The developer shall be responsible for 100 percent of the cost of grading and
restoration for trail construction.
b. The developer shall be responsible for 5/8th of the cost of bituminous for
construction of trails within the preliminary plat, except for the trail within Outlot
A, which shall be reimbursed 100 percent by the City, including the waterway
crossing.
c. The developer shall dedicate a public trail easement over Lot 77, Block 10, subject
to review and approval of the Parks and Recreation Director and City Engineer.
4. Prior to application for final plat approval the developer shall obtain easements to allow
for grading outside of the plat boundaries or the grading plan shall be revised such that
all grading occur within the boundaries of the plat.
5. All tree preservation, grading, drainage, stormwater management, retaining walls shall
be subject to review and approval of the City Engineer.
6. Outlot A and Outlot B shall be deeded to the City for stormwater management purposes.
7. The landscape plan shall be subject to review and approval of the City Forester and City
Engineer.
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8. All utility plans shall be subject to review and approval of the City Engineer.
9. Dedication of drainage and utility easements shall be subject to review and approval of
the City Engineer.
10. Outlot C shall be dedicated to the City for park purposes. The balance of required park
dedication shall be satisfied as a cash fee in lieu of land calculated at the time of final plat
approval.
11. Outlot D and Outlot E shall require future application for preliminary plat and final plat
approval subject to the procedures established by Title 10 of the City Code.
12. Outlot D and Outlot E shall be subject to park dedication requirements at the time of
preliminary plat and final plat approval.
13. Detached townhouse and townhouse dwelling units shall comply with the design and
construction standards established by Section 11-57-19 and Section 11-58-21 of the
Zoning Ordinance, subject to review and approval of the Zoning Administrator.
c. Justin Miller, City Administrator
John Hennen, Parks and Recreation Director
Tina Goodroad, Community Development Director
Alex Jordan, Assistant City Engineer
Andrea McDowell-Poehler, City Attorney