Parks and Recreation Commission Agenda Packet 11-06-2019 SpecialMEETING NOTICE
Pursuant to the provisions of Minnesota Statute 13D.04, and in accordance with the
Monticello City Code of Ordinances, Title 1, Chapter 5, Section 1-5-1 (B), a Special
Meeting of the Monticello Parks & Recreation Commission is being called for the
following date and time:
TIME: 7:30 a.m.
DATE: Wednesday, November 6, 2019
PLACE: Public Works
SUBJECT: Park Dedication for the Deephaven Preliminary Plat
City Clerk
Posted 10-30-2019
Consideration to review for recommendation park dedication requirements for the
proposed Deephaven residential subdivision. (AS/NAC)
REFERENCE AND BACKGROUND
The Parks, Recreation & Arts Commission is asked to consider a formal recommendation related
to park dedication requirements for Deephaven, a 165 -unit multi -family residential plat proposed
by Dale Buchholz Construction/Mark Buchholz. Deephaven is a subdivision plat which is
proposed to include residential land development. As such, the Parks & Recreation Commission
is asked to review the plat and make a recommendation to the City Council on dedication
requirements.
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.
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. At this time, only residential plat projects are subject to park
dedication in Monticello. Dedication is currently set at 11% of the land or cash -in -lieu
equivalent.
The proposed Deephaven plat is approximately 16 acres developable and requires a
comprehensive plan amendment, rezoning, preliminary plat and planned unit development.
These applications are intended to support development of 165 residential units in three multi-
family buildings, which are proposed along the Edmonson Avenue portion of the site. The
developer proposes to re -guide and rezone to PUD only the planned residential multi -family
portion of the site, which is approximately 8.49 acres. The balance of the property will retain its
current B-4 (Regional Business) zoning and is planned for commercial projects along the Cedar
and Chelsea street frontages.
The subject site is located south of Chelsea Road, between Cedar Street and Edmonson Avenue.
The Planning Commission and City Council reviewed a concept stage submittal for the
Deephaven development proposal earlier this summer. In concept analysis of the developer's
proposal, the City officials expressed some support for the conversion, particularly as a part of a
larger view of the area and how it would develop. The City's support was, generally, conditional
within the understanding that other development would occur in the area that supports this
residential proposal, and ensures that this project would not stand alone, out of context with its
future surroundings.
Toward that end, the City has undertaken a study of the 100 acre area from Chelsea Road to
School Boulevard and from Cedar Street to Edmonson to create this context. A draft sketch land
use plan and development layout for the 100 -acre area has emerged with support for a common
water feature amenity, combining the required stormwater ponding and park dedication
requirements to benefit the current Deephaven project, future commercial development along
Cedar and School Boulevard, a framework for other multi -family in the district along Edmonson,
where competitive commercial values are less likely to be realized.
The Deephaven site has been laid out around this central pond amenity along the south boundary
of the plat. As has been discussed with Planning Commission and City Council, this pond is
proposed to serve all stormwater requirements of the residential and commercial sites within the
Deephaven plat, including water quality, quantity/retention, and infiltration. The larger planning
context would anticipate that the pond would be lined to hold water, be constructed and planted
as an attractive water amenity, and would be able to be expanded to and through properties to the
south, acting as a common amenity for the entire district.
In this regarding, the following are recommended by staff for the Deephaven project.
• The city's concept plan for the Chelsea to School area proposes to connect the residential
site to the external portion of the project— anticipated to be a common open space or
plaza at the corner of Cedar Street and Chelsea Road. This will serve as a visible
gateway to the area and project. Although it is proposed that the developer receive credit
for the land area, it is proposed that the land be platted as an outlot retained by the
developer. This outlot would be developed at a later time in coordination with the
developer as an entrance amenity for the development. An easement for public use will
be required.
• It is proposed that the developer complete a pathway extension from the residential site to
the plaza with construction of the second (middle) multi -family building. Land area
credit for a 30' pathway easement is proposed.
o While the land area is eligible for dedication for the northerly connection,
construction costs are not recommended as eligible, as a connection to the sidewalk
on Cedar and future sidewalk on Edmonson are recommended as part of the internal
site circulation for the PUD.
o Planning staff is recommending that the west building be shifted farther to the west
and possibly south, into what would normally be required setback area. The purpose
of this shift would be to open up the view from the pond area to the northwest corner
of the commercial site, and invite greater visibility to the pond and open space
amenity from this direction. In this way, the corner site can function as a gateway to
the area, and improve both access and interest in the district.
• The developer's plan illustrates a trail connection between the east and west parking
areas, along the north side of the pond. The extension of the trail connections from this
connection and alongside the east and west sides of the pond are also proposed for land
area dedication credit at 20' in width. These pathways are required to be constructed
2
with the first building. It would be proposed that the developer receive both land and
credit and construction cost credit for a 10' paved pathway for these two components.
o The northerly portion of the trail around the pond is not eligible for credit, as this
pathway is an internal connection.
• 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 stormwater pond area is not eligible
for credit.
While the park dedication recommended for this plat is based in part around the conceptual
framework for the 100 -acre Chelsea to School area, the dedication recommendations can stand
alone to support this plat without future development per the larger concept.
In addition to the park dedication components described above, the applicant is required to
provide green space in compliance with R-4 zoning standards for multi -family buildings. The
developer proposes to meet the open space requirement in the landscaped areas adjacent to the
buildings, along with proposed picnic areas noted. It should be noted that the nearest City park
is '/z mile away from the residential site at Groveland. Access to this park requires crossing State
Highway 25. As such, the developer should also consider the installation of playground
equipment on their site in one of the open space areas.
The proposed residential portion of the plat of Deephaven is 8.49 acres. An 11 % land dedication
requirement would require a total land dedication area of .93 acres. The cash dedication would
be based upon the value of the raw land at the time of final plat and based on the 2019 taxable
county market value. The cash in lieu equivalent is approximately $87,098.22.
The dedication tabulation as outlined is as follows and is approximate.
LAND DEDICATION REQUIRED
CASH DEDICATION REQUIRED
8.49 Acres Residential
$2.15
value/sf, CMV
0.11 Dedication required
0.93 Acres land dedication required
40,510.80 Square feet (sf) required
$87,098.22
Cash dedication required
LAND DEDICATION CONCEPT (in square feet)
CASH DEDICATION EQUIVALENT
-2500
50 x 50 sf plaza - not dedicated as park;
public easement recommended
-$5,375
cash/sf
-9200
2 pathways at approx. 250 sf in length
and 20' in width
-$19,780
cash/sf
-10,500
1 pathway at approx. 450 in length and
30' in width
-$22,575
cash/sf
LAND DEDICATION REQUIREMENT REMAINING
CASH DEDICATION REQUIREMENT REMAINING
18,310.80
SF dedication remaining
$39,368.22
Cash dedication remaining
2.15
value/sf, CMV
$39,368.22
Sf converted to cash
3
In summary, the development proposed would include a combination of land dedication for the
plaza and pathway corridors, as well as application of credit for construction costs for the noted
pathway segments on the west and east side of the ponds. 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
1. Motion to recommend a combination of land area and cash in lieu park dedication for the
Deephaven plat, to include the plaza space, northerly pathway connection, east and west
pond pathway extensions, and Edmonson connection, as described in the staff report.
2. Motion of other recommendation.
STAFF RECOMMENDATION
Staff recommends alternative 1 above. Accepting a mix of land and cash will provide the
flexibility needed to provide pathway access to the larger loop pathway system along Cedar,
Chelsea and Edmonson, as well as the development of an internal pathway system along the
pond that will serve as a site amenity and potentially a larger regional amenity system. It will
also support the creation of an entrance plaza at a highly visible corner that will further support a
quality commercial and residential development.
SUPPORTING DATA
A. Aerial Site Image
B. Chelsea to School Area Concept
C. Deephaven Site Plan
D. Park & Pathway Plan Concept, Staff Recommendation
E. Park & Pathway Plan Service Areas
F. Park & Pathway Plan System Map
G. Monticello Subdivision Ordinance, Park Dedication
4
Dale Buchholz Construction I Request for Comp Plan Amdt, Rezone, Dvlpmt Stage PUD, Preliminary Plat
Lengthy Legal - See City Hall I PID: 155-500-142104
Created by: City of Monticello
Buchholz/Premier Property
16.5 acres gross +-
8 acres Commercial (80,000 sf capacity)
8.5 acres Multi -Family (gross acreage)
7.2 acres net
165 dwelling units - 19.5 du/acre gross
22.9 du/acre net
1.3 acres pond/pathway
City/Lundsten (north of Dundas)
18.6 acres gross +-
7.4 acres Commercial (70,000 sf capacity)
5 acres Multi -Family
120 dwelling units - 24 du/acre net
6.2 acres pond/pathway
Lundsten/Weinand (south of Dundas)
58.5 acres gross +-
120 dwellings general/senior
80 du senior/assisted
100 du assisted/memory
8-10du buildings luxury condominium
380 total Multi -Family units
15.2 acres Multi -Family total
25 du/acre
36 du townhouse
5.3 acres
5.2 du/acre
13.5 acres Commercial
(130,000 sf capacity)
Aldi Expansion area - 2 acres
20 acres pond/pathway
including powerline easement
(approximately 6 acres)
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PROPERTY INFORMATION
MONTICELLO APARTMENTS - MONTICELLO, MN
OWNER - BUCHHOLZ CONSTRUCTION
= R-4
= 16.36 ACRES
= 8.49 ACRES
= 165
= R-2
= 19 UNITS / ACRE
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BUILDING#1 18
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CORNER SIDE SETBACK 40'
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INTERIOR SIDE SETBACK 30'
BUILDING #3 18
27
REAR SETBACK 40'
51
TOTAL 60
CLEAR OPEN SPACE SETBACK FROM R.O.W. 60'
18 1
165
CLEAR OPEN SPACE FROM PROPERTY LINE 40'
COMMON OPEN SPACE PER UNIT 500 SF/DU
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PARKING REQUIREMENTS 2.25 SPACES/DU
40' REAR YARD
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BUILDING#2 24
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SITE DATA
TOTAL SITE AREA 369.998 SF
TOTAL BUILDING AREA
69,192 SF
TOTAL SIDEWALK AREA
3,598 SF
TOTAL DRIVELANE AREA
62,085 SF
TOTAL POND AREA
44,278 SF
TOTAL GREEN SPACE AREA
171,145 SF
GREEN SPACE PER UNIT (165 UNITS)
1,037 SF/UNIT
TOTAL % PERVIOUS AREA
46%
CHELSEA ROAD
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ARCHITECTURE
RHET ARCHITECTURE, LLC
ATTN: RHET FISKNESS, AIA
MAIL: 901 5th AVE. S. FARGO, ND 58103 A
OFFICE: 2711th ST. S. FARGO, ND 58102
PHONE: 701.388.2867
EMAIL: RHET@RHET-ARCH.COM
WEB: WWW.RHET-ARCH.COM
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
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Map Date: July, 2011.
NORTHWEST ASSOCIATE.R CQNSIbLTANTS, INC.
4300 Olson Memorial Highway, Suite 202, Golden Valley. MN 55422
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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