Parks and Recreation Commission Agenda Packet 06-27-2019 SpecialSpecial Park & Recreation Commission Agenda: 06/27/2019
AGENDA
SPECIAL PARKS & RECREATION COMMISSION MEETING
June 27, 2019 — 8:00 A.M
Monticello Public Works Office
"To enhance communitypride through developing and
maintaining city parks with a high standard of quality."
Call to Order.
2. Consideration to review for recommendation park dedication requirements for the
proposed Haven Ridge residential subdivision.
3. Adj ourn.
Consideration to review for recommendation park dedication requirements for the
proposed Haven Ridge residential subdivision. (AS)
REFERENCE AND BACKGROUND
The Parks Commission is asked to consider a formal recommendation related to park dedication
requirements for Haven Ridge, a proposed 335 -unit residential plat.
Under State Statute 462.358, with platting or replatting, the City has the option of either
requiring a land dedication for park, or the City can collect park dedication fees for purchase of
park land at another location — referred to as "cash in lieu". The Park & Recreation
Commission's consideration is related to a recommendation for this allocation, which is
currently set at a dedication of 11% of the land or cash -in -lieu equivalent.
Under Minnesota statutes, the City may set this fee to be equal to the value of raw land no later
than at the time of final plat — this is the value of raw land that is immediately developable, but is
not yet actually developed.
Haven Ridge is a proposed subdivision plat and as such, the Parks & Recreation Commission is
asked to review the plat and make a recommendation to the City Council on dedication
requirements.
Developer Marc Schulte is seeking approval of a comprehensive plan amendment, rezoning,
preliminary plat and planned unit development for development of 260 single-family residential
units and 75 townhome units. The subject site is located south of 85th Street, and west of Fallon
Avenue. The property requires annexation to the City and a petition for annexation from the
property owners has been received and acknowledged by the City Council. Final annexation of
the property will not occur until the time of final plat.
The proposed Haven Ridge plat is intended as a multi -phased plat and planned unit development.
The developer proposes approximately 8 phases, the timing for which will be determined by
market circumstances.
The plat is located in an area guided under the Comprehensive Plan as "Places to Live" and
"Urban Reserve" (a designation intended for re -guiding as the city grows). The development is
proposed to be zoned R-1, R -A and R-3. The 260 single-family units will provide for low to
moderate density single-family dwellings and directly related complementary uses. The
townhome area provides for medium density housing in multiple family structures.
The proposed plat of Haven Ridge is 213.92 acres. An 11% land dedication requirement would
require a total land dedication area of 23.53 acres. The cash dedication would be based upon the
value of the raw land at the time of final plat. As this is a multi -phased project, the calculation
on value of the raw land will be made at each final plat for the development.
The preliminary plat presented proposes the dedication of additional park land to the Hunters
Crossing park. This additional parkland is supported by the proposed development of a
roundabout intersection at Fallon/Eisele and 85th Street. The area in the north quadrant of the
roundabout is proposed to be added to the Hunters Crossing Park. In addition, the roundabout
alignment for Fallon Avenue would impact the existing 5.0 acre park on the southwest edge,
creating a parkland loss of approximately .11 acres.
The proposed road configuration will also result in a future vacation of the current 851h Street
upon construction of the roundabout and realignment of 85th Street NE. The vacated road right
of way is proposed to be dedicated as park land. That area is approximately .62 acres.
The developer has proposed a land dedication of 1.89 acres based on the proposed roundabout
configuration. The area includes stormwater ponding.
The City's park dedication ordinance (part of the Subdivision Ordinance), indicates that the City
shall not accept park dedication credit for land within a drainage and utility easement for
stormwater management. As such, the applicable park dedication land area credit is 1.04 acres.
In addition, the City zoning ordinance requires that all utilities within or serving new
development [e.g. cable television, electrical (excluding transformers), gas, sewer, telephone,
and water lines] shall be placed underground. Staff has recommended that the developer work
with the utility provider to determine whether the existing lines can be buried. If they are able to
be buried, the .62 acres may be added to the park dedication land area credit, for a total of .1.66
acres. If they cannot be buried, the .62 acres will not be considered as eligible for parkland.
In addition to the Hunters Crossing park land area dedication, the developer is proposing to
construct two pathway trails within the development, both located in the southwest portion of the
plat. These trails will meander along the stormwater and wetland facilities in Outlots N, M and
O. The developer will receive land area credit for these corridors, at 2.77 acres in total. This is
based on a 30' easement width, plus land adjacent to the trail in the area of the southerly wetland.
It is important to note as it relates to Outlot O, the trail along the wetland and the preservation
and buffering of the wetland is consistent with the city's Natural Resources Inventory and
Assessment (NRI/A). The NRI/A identifies a greenway corridor along the string of wetland
extending south from this area. The addition of the wetland, which is a public water wetland,
supports public views and enjoyment of this area, while protecting the resource. The wetland
buffer will require specific planting requirements.
City staff have recommended an additional trail following the southerly edge of the wetland in
Outlot G. A 30' trail easement will be required, for which the developer will receive park
dedication land credit. Staff have further recommended a trail continuing along the east side of
Edmonson Avenue as it veers southwesterly. This trail provides another internal neighborhood
connection to the wetland trail and creates a loop system. Land area dedication is proposed to be
2
provided for this trail easement area. Calculations for these two trail areas will be added to the
total land area dedication as shown below.
Locatio
Land Area (AC)
Parkland — Outlot J
1.04
Vacated ROW/Utility
Easement
.62
Outlot N, M and O Trails
2.77
Outlot G Trail
To be provided
Edmonson — Wetland
Connection Trail
To be provided
TOTAL
4.43 + acres
In addition to park land area, the developer is asked to construct 10' bituminous trails along
Fallon, Edmonson, 85th Street NE, and Eisele Avenue, including the roundabout portion. If the
city requires construction of these pathways within the existing unreconstructed right of way, it
is staff's understanding that the city is required to credit the developer for the trail construction.
The credits for trail construction are proposed to be applied with each phase at the time of final
plat and will be calculated against the 11% requirement based on the value of raw land at the
time of plat, as well as any land dedication provided with that phase.
It should be noted that the Parks Superintendent has recommended that a connection pathway be
provided between the northwest leg of the roundabout trail into the playground area at Hunters
Crossing. In addition, the developer is responsible for tree protection within the plat. The loss of
trees in the roundabout area will require the replacement of trees within the project. The Parks
Superintendent recommends the tree replacement occur within the Hunters Crossing park area at
locations to be determined.
In summary, the development proposed includes a combination of land dedication, as well as
application of credit for construction costs. Any differential between the amount of land and
construction costs in total and the 11 % requirement will be applied either as a credit to the
developer (if the amount is in excess of the requirement), or as required to be paid as cash -in -
lieu.
ALTERNATIVE ACTIONS
Motion to recommend park dedication in a combination of park land area adjacent to the
Hunters Crossing Park, trail easement, and trail construction costs as detailed in the staff
report and exhibits of June 27th, 2019.
2. Motion of other recommendation.
3
STAFF RECOMMENDATION
Staff recommends alternative 1 above. Staff's recommendation is based on the following
considerations:
1. The proposed plan for trails and parks as detailed in the exhibits is consistent with the
City's Parks & Pathways Plan and the city's NRI/A. The City's Parks & Pathways Plan
relies on park service areas which cover a 1/2 mile radius. The vast majority of the
proposed Haven Ridge development is within the service area for Hunters Crossing Park,
with the exception of the far southern portion of the site. Expansion of the Hunters
Crossing Park to serve this development is supportable given its location and access.
2. The addition of trails along the major wetland complexes, including loop systems,
provides an amenity to the development.
3. The completion of bituminous trails along major collector routes within the development
provides both a recreational and transportation benefit.
SUPPORTING DATA
A. Aerial Site Image
B. Park & Pathway Plans, including
a. Proposed Preliminary Plat and Existing Conditions
b. Park Exhibit
c. Trail Corridor Exhibit
d. Trail Corridor Exhibit — prepared by staff
e. Outlot Ownership Exhibit — prepared by staff
C. Park & Pathway Plan Service Areas
D. Park & Pathway Plan System Map
E. Natural Resource Inventory and Assessment Greenways Map
F. Monticello Subdivision Ordinance, Park Dedication
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I
N E 0 E
CHAPTER 6
PARKS, OPEN SPACE AND PUBLIC USE
SECTION:
11-6-1: Dedication Requirement
11-6-2: Cash Contribution
11-6-3: Delayed Dedication Payment
11-6-4: Purchase or Condemnation of Lands
11-6-5: Location and Configuration of Dedication
11-6-1: DEDICATION REQUIREMENT:
(A) Pursuant to Minnesota Statutes 462.358, Subdivision 2b, the City Council
of Monticello shall require all developers requesting platting or replatting
of land in the City of Monticello to contribute an amount of land for public
park and trail purposes. The location of said land shall be at the discretion
of the City Council. The amount of said land shall be reasonably
commensurate with demand that the platting or replatting places on the
City park system, as described in the Comprehensive Plan. For purposes
of this section, an amount of land equal to eleven percent (11%) of the
total gross land area of the plat shall be presumptively defined as
"reasonably commensurate." In the event that the subdivider objects to
the eleven percent (11%) standard, the City shall, at the developer's
request and expense, conduct a specific dedication study of the park
system and the demand placed on the system by the proposed plat. Prior
to conducting the study, the City shall obtain a waiver of statutory time
lines for plat approval during the conduct of the study. No approval of
final plats, nor construction of any improvements, shall occur until the
park dedication study is completed. In lieu of land dedication, the City
Council may require a cash contribution in accordance with Minnesota
Statutes, or a combination of both. The City Council's decision on land
and/or cash shall be made following recommendations from the City's
Park Commission and staff, in accordance with the Comprehensive Plan.
(#412 8/23/04; #5016/22/09)
(B) In accordance with Minnesota Statutes, where the City Council determines
that the park dedication requirements shall be paid in a cash contribution,
the amount of said contribution shall be based on the market value of the
raw land not later than at the time of final plat. The City may require that
the subdivider provide an appraisal to determine the market value. In the
alternative, the city may, by Ordinance, establish a fee per residential unit
that will meet the cash dedication requirement. The determination of the
appropriate fee calculation shall be made by the City Council.
(#412 8/23/04; #5016/22/09)
MONTICELLO SUBDIVISION ORDINANCE Title XI/Chapter 6/Page I
(C) The City Council shall not accept for credit against a subdivider's park
dedication requirement any of the following:
1. Delineated wetlands.
2. Land within a designated flood plain.
3. Land encumbered by a utility easement such as a petroleum or
electric power transmission line (except where such easement is a
standard platting requirement of the City of Monticello pursuant to
Section 11-5-4 of this Chapter, and where the City determines that
the land within the easement will be usable for park, trail or open
space purposes).
4. Land within a drainage easement or other land required for
stormwater treatment.
The City may, at its discretion, accept lands in the above categories for
park dedication purposes if it deems the dedication to be of public benefit.
No credit shall be given against the subdivider's park dedication
requirement, however, unless the City determines that the land will be
used for a specific public park, trail or open space purpose.
(#412, 8/23/04)
(D) Land dedicated for park purposes shall be transferred to the City of
Monticello by warranty deed. The transfer of said land shall occur at the
time of recording of the final plat. For multiple -phased developments, all
of the park dedication land shown on the approved Preliminary Plat shall
be transferred to the City upon recording of the first final plat, in the form
of Outlot(s) and shall not be shown as "Park" on the plat. The
Development Agreement may permit the phasing of said land transfer. In
addition, the Development Agreement shall grant the subdivider a license
to enter the park dedication land for the purposes of required grading,
seeding or other work approved by the City Council.
(#412, 8/23/04)
(E) In addition to the park dedication requirements listed above, each newly
subdivided lot shall pay a surcharge for park and trail development
purposes. The surcharge will be at a prevailing rate as determined by the
City Council.
(#412, 8/23/04)
11-6-2: CASH CONTRIBUTION: All monies collected from cash contributions shall be
placed in a special fund from which only those public uses as listed in (1) above
may be constructed or improved or land for those same uses may be acquired.
11-6-3: DELAYED DEDICATION PAYMENT: Upon petition by the developer, the
Council may approve a delay in the actual dedication of the cash required in lieu
MONTICELLO SUBDIVISION ORDINANCE Title XI/Chapter 6/Page 2
of land until such time as development occurs on the property being platted
provided that a proper legal agreement is executed guaranteeing such dedication.
Delayed dedication payment shall include eight percent (8%) interest per year.
11-6-4: PURCHASE OR CONDEMNATION OF LANDS: Where a proposed park,
playground or other recreational area, proposed school site, or other public ground
that has been indicated in the official map and/or master plan is located in whole
or in part within a proposed subdivision, such proposed public site shall be
designated as such and should be dedicated to the City, School District, or other
proper governmental unit. If the subdivider chooses not to dedicate an area in
excess of the land required under this section hereof for such proposed public site,
the Council shall be required to act to approve or disapprove the plat of the
subdivision for a period of ninety (90) days after the subdivider meets all the
provisions of the subdivision title in order to permit the Council, School Board, or
other appropriate governmental unit to consider the proposed plat and to take the
necessary steps to acquire, through purchase or condemnation, all or part of the
public site proposed under the official map or master plan.
11-6-5: LOCATION AND CONFIGURATION OF DEDICATION: In such cases where
the developer is required to dedicate land area, the City Council of the City of
Monticello shall have the right to determine the geographic location and
configuration of said dedication.
MONTICELLO SUBDIVISION ORDINANCE Title XI/Chapter 6/1age 3