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Planning Commission Agenda Packet 09-05-1995AGENDA REGULAR NOC TING - MONTICELLID PLANNING COMMISSION Tuesday, September 5. 1895.7 p.m. Members: Dick Frie, Richard Carlson, Jon Bogart, Dick Martie, Rod Dragaten 1. Call to order. 2. Consideration of approving minutes of the special meeting held July 25, 1995, and the regular meeting held August 1, 1995. 9. Public Hearing—Consideration of a stall, aisle, and driveway design conditional use permit. Location is Lot 5, Block 8, Oakwood Industrial Park. Applicant, Vector Tool. 4. Public Hearing—Consideration of a conditional use permit allowing a planned unit development in an R^PUD zone. Location is Outlot A. Klein Farms. Applicant, Swift Construction. 5. Public Hearing --Consideration of approval of the Klein Farms Estate preliminary plat. Applicant, Swift Construction. S. Review Prairie West twinhome proposal sketch plan. 7. Comprehensive Plan Update --review material from the City Planner outlining potential policies and strategies for inclusion in the comprehensive Plan. S. Consideration of approval of a change order to the comprehensive plan by adding a stronger park planning component. 9. Adjournment. D REGULAR MM ETING - MONTICELLO PLANNING COM418SION Tuesday, August 1, 1995 - 7 p m - Members: Dick Frie, Richard Carlson, Jon Bogart, Richard Martie, Rod Dragsten Staff Jeff O'Neill, Gary Anderson, Wanda Kraemer 1. rail nrdAr. The meeting was called to order by Chairman Dick Frie. .,. ,.,•rf�`�fRT':TT�TT.'��fT1'3:'f!St1TJ, :i.. RICHARD MARTIE MADE A MOTION TO APPROVE THE MINUTES FOR THE JUNE 6 MEETING. SECONDED BY ROD DRAGSTEN. JON BOGART MADE A MOTION TO APPROVE THE MINUTES FOR rim JUNE 12,105, SPECIAL MEETING. SECONDED BY DICK MARTIE. ROD DRAGSTEN MADE A MOTION TO APPROVE THE MINUTES FOR TILE JUNE 26, 1995, SPECIAL MEETING. SECONDED BY JON BOGART. Motions passed nnnnirnnualy. Jeff 074eill, Assistant Administrator, reported A Glorious Church requests a renewal of their conditional use permit allowing development of a chunk facility. This is an item that the two new Planning Commission members are not familiar with. For the three long-standing members of the Planning Commission, this is a familiar request, as A Glorious Church received their original approval for a conditional use permit in 1690 and received a renewal of the conditional use permit in May of 1894. Due to the fad that it has been over a year since A Glorious Church received their most -recent approval. it is necessary for the organisation to come before the Planning Commission and City Council again to request an update or renewal of the conditional use permit. Chairman Frie opened the public hearing. Page 1 O Planning Commission Minutes - 08-1-95 Dan Gassler, Pastor of A Glorious Church, stated that the church is still planning to build and will keep renewing the conditional use permit until the building is up. There was one change from the previous request that the paving portion of the project be delayed until a year after the building of the facility is completed. Gassler has indicated that the church has funds available to complete the entire project; therefore, he is not asking to be allowed to delay construct of the paved surface. The entire project can now be financed, and the only thing that would delay the building is the weather. Natural vegetation is going to be used for the landscaping. Chairman Frie closed the public hearing. Frie stated that he has faith that things were done right the first time and would encourage the church to forge ahead with their building project. Rod Ihagsten asked if the plans were to start soon. Gassier said the church would like to start before the weather is below zero. O'Neill inquired what the architectural design will be like. Randy Frie reported that the primary church facility will be wood frame, slab on grade, shingled, with a vaulted ceiling, 10,000 square feet, office, chapel, kitchen. There will be cedar siding with brick trim and will cost about 8526,000. The building will not be extremely fancy but will not look cheap either. Chairman Frio naked staff if parking will be an issue. would there be enough parking places? O'Neill reported that the site plan did follow the code. Gassier commented that there were a f dl set of plans so parking should not be a problem. At the present time, we have about 128 people per Sunday and room for 300 in our new church. There is enough room to double the sirs of the church at the present location. RICHARD CARLSON MADE A MOTION TO APPROVE THE CONDITIONAL USE PERMIT FOR A GLORIOUS CHURCH IF THE SUBJECT IS CONSISTENT WITH THE COMPREHENSIVE PLAN, IS COMPATIBLE WITH EXISTING AND FUTURE CHARACTER OF THE ADJOINING R-1 ZONE, AND BASED ON THE FOLLOWING CONDITIONS: A. CITY APPROVAL OF PARKING LOT, LANDSCAPING, AND SCREENING PLAN. ADEQUATE SCREENING OF THE PARKING LOT AREA FROM ABUTTING RESIDENTIAL USES AND LANDSCAPING MUST BE PROVIDED. THE SCREEN MUST BE AT LEAST 8 FEET HIGH AND ACHIEVE 90% OPACITY. THE SCREEN MUST CONSIST OF EITHER A BERM, SOLID FENCE, OR Page 2 Planning Commission Minutes - 08-1-96 LANDSCAPE PLANTINGS. INSTALLATION OF THE PARKING LOT SCREEN SHALL OCCUR AT SUCH TIME THAT THE ADJOINING RESIDENTIAL PROPERTY IS PLATTED (now). B. CITY APPROVAL OF DRAINAGE PLAN MUST BE OBTAINED PRIOR TO ISSUANCE OF A BUILDING PERMIT. C. CITY APPROVAL OF LANDSCAPING PLAN MUST BE OBTAINED PRIOR TO ISSUANCE OF A BUILDING PERMIT. THE LANDSCAPING PLAN SHOULD INCLUDE 30 OVERSfORY TREES TO BE PLANTED ALONG THE PERIMETER OF THE DEVELOPED PORTION OF THE PROPERTY AND SPACED APPROXIMATELY 36 FEET APART. ADDITIONAL DEVELOPMENT WILL PRECIPITATE ADDITIONAL PLANTINGS. D. CITY APPROVAL OF EXTERIOR TREATMENT OF STRUCTURE MUST BE OBTAINED TO ENSURE COMPATIBILITY WITH THE NEIGHBORHOOD. STEEL EXTERIOR MATERIALS SHALL BE LIMITED TO 4 OF THE AVAILABLE WALL SURFACE. SECONDED BY JON BOGART. Motion passed unanimously, Public! HanAng-Cenoidaratinn of a mquest for pmljmjnary nL ��a Mentiealln BLainaaa ntar commernal Auhdiviginn AOL l�a• - Commissioner Jon Bogart abstained from the discussion. Jeff O'Neill, Assistant Administrator, reported that Tony Emmerich, representing Ooello, LLC, requests approval of the preliminary plat entitled Monticello Business Center. The lot configuration identified on the plat is identical to all conceptual plans presented to the City on which previous zoning map amendments have been based. The plat encompasses an area of 110 acres and is sot into 6 lots. Each of the individual lots will be platted as outlots in this phase of development. O'Neill explained that the six lots consist of Outlots A -F. Outlots A and F are located between Cedar Street and State Highway 26 and encompass approximately 16 ease. These Iota will be zoned for Bnighway business uses. Outlota B and E are located east of Cedar Street and internal to the overall site. Outlots B and E encompass about 44 acres and are designated for B4 uses. The B4 district is the regional commercial zoning designation, which allows a wide variety of commercial uses. Page 3 ( f Planning Commission Minutes - 08-1-95 Outlot C is located in the northeast corner of the property and encompasses 31.4 acres. This lot is designated for business campus uses, which is an area for light manufacturing. Outlot D is located in the southeast corner of the plat and encompasses 21.2 acres and is designated for PZM uses, which allows a combination of commercial and residential uses. The design of the plat is affected by the presence of three major utility easements extending diagonally across the site. Along the southern boundary of the site is an NSP easement, and diagonally through the center of the site is an Amoco gas line easement; third is a UPA power line easement cutting across the northwestern corner of the property. The adjacent land uses are as follows: to the south of the site is the Njellberg East Trailer Park, County Road 117 is the boundary on the east side between the Monticello Business Center and the Klein Farms development area; State Highway 28 makes up the western boundary of the plat. Each site will pond storm water until a storm sewer system is developed. This system will be funded partially by the storm water fees charged on each building permit that is issued in the Monticello Business Center. Chairman Frie opened the public hearing. Glen Posusta, owner of A -Max storage, asked for an explanation on the water flow process; he thought everyone was building an outlet pond. ONeill explained that a storm sewer study revealed that the most efficient way to manage the storm water from this area is to create a system of ponds and trunk storm sewer fimlities to convey water in a northwesterly direction toward the low land north and west of the site. The storm water Brom this area would pond in the large wetland area east of Highway 26. The overall plan calls for extending trunk storm sewer underneath the fieeway, thus providing an outlet for the wetland area. Chairman Frio closed the public hearing. Frio noted his concern about development of a land -locked area prior to completion of storm water systems. ONeill noted that trunk storm sewer fees will be collected at the time of development of the parcels identified on the plat. The fonds collected along with other f uub will be used to help finance the storm sewer network necessary to provide an outlet to the river. Emmerich is familiar with the trunk storm sewer requirement, as he is paying $1,500/acre with the Klein Farms development. Page 4 0 Planning Commission Minutes - 08-1-85 Rod Dragsten inquired bow many acres are going into the pond by Posuata's property? If the pond is a owned by the DNR, does the City need to purchase this property. O'Neill noted that it is important that we soon identify the best method for acquiring necessary storm water easement areas. Richard Carlson thought there were about 400 acres, with Emmericb's portion around 100. RICHARD CARLSON MADE A MOTION TO APPROVE THE PRELIMINARY PLAT OF THE MONTICELLO BUSINESS CENTER SUBJECT TO COMPLETION OF THE FOLLOWING FIVE MODIFICATIONS: 1. PROVIDE ALL NECESSARY EASEMENTS ALONG LOT PER &ETERS AS REQUIRED BY ORDINANCE. 2. WIDEN CEDAR STREET FROM 80 FT TO 80 FT AND WIDEN SCHOOL BOULEVARD TO 100 FT BETWEEN HIGHWAY 25 AND CEDAR STREET. 9. ADJUST CEDAR STREET ALIGNMENT TO ENABLE CONNECTION TO THE KJELLBERG TRAILER PARK FRONTAGE ROAD. a. SUBSEQUENT DEVELOPMENT MUST ADHERE TO THE TRUNK STORM WATER POLICY OF THE CITY. 5. ON-SITE PONDING SHALL BE DEVELOPED SUFFICIENT TO MANAGE STORM WATER PRODUCED ON SITE. Seconded by Dick Martie. Voting in favor. Dick Frio, Rod Dragsten, Dick Martie, Richard Carlson. Jon Bogart abstained. Ravin nnt InALNA (309a raoort At �antLg). Jeff O'Neill reported that there are many new commercial developments that have followed ordinances and that overall, the integrity of the zoning ordinance is being maintained with new development; however, we have found a number of violations that the Planning Commission should review. O'Neill then handed the Commissioners an inventory of violations that he would like the Planning Commission to prioritize. In prioritising, the Planning Commission could weigh each violation in terms of public safety, land use violations, complaints from neighbors, violations of approved amditional use permits. The goal of the prioritisation process would be to provide direction for enforcement or to identity possible code changes. Page 5 9 Planning Commission Minutes -08-1-95 There was discussion on what is currently being done on violations. ONeill stated that unless there is a safety hazard or significant complaints, there has been little enforcement. ONeill added if the City desires to take a more aggressive approach to zoning violation enforcement, a separate local attorney should be considered. Chairman Frie said that the list is only to be used for an inventory and each Planning Commission member should put items in order by priority. O'Neill was asked to prepare an enforcement prioritization list based on criteria mentioned above. O'Neill ezplamed that Steve Grittman and Dan Sjordal, Northwest Associated Consultants, could not attend this meeting but are in the process of doing a presentation for the HRA. After this presentation, a more detailed concept plan for the Planning Commission will be ready to review. O'Neill then reviewed a community perspective article dealing with `reinventing downtown.' The Commission was in favor of the article being published as written. It was also discussed that other community centers and river Bront towns should be toured to get ideas for our community. DICK MARTIE MADE A MOTION TO ADJOURN THE MEETING. Seconded by Rod Dragsten. Motion passed unanimously. Respecd lly submitted, Wanda Kraemer Page 6 0Q-1 Planning Commission Agenda - 9/5/95 prrhli�ri_g n aid tion of a --lot H11� n�oln- pfd driveway conditional use nerit WhIA6 coo ld allow OHMInatton of a eectlnn of enri .+naNe� a nt 6� Block 1L kmood nd aMal Park, App]icgpLVecterEn (J.O.) A R_F_FERF.NCE AND SACI{OROI=: Vector Engineering is requesting a very simple conditional use permit request which would allow elimination of curb in an area proposed for future expansion. As you know, this is a common practice of the City to allow elimination of a curb in areas where it is likely that a parking lot or drive area will be expanded at some time in the future. Awording to the City Engineer, the curb line eliminated will not result in drainage or erosion problems. B_ ALTERNATIVE ACTIONS; 1. Motion to approve a stall, aisle, and driveway design conditional use permit which would allow elimination of a curb line as noted on the attached site plan. The motion is based on the fording that the conditional use permit eliminating the curb line will not result in erosion problems and is in the location of a proposed future expansion. 2. Motion to deny the stall, aisle, and driveway design conditional use permit. C. STAFF RECOANMATION; Staff recommends approval of the conditional use permit as requested based on the finding noted under alternative H. D_ Bl1PPORTINO DATA: Copy of Vector Tool site plan. Planning Commission Agenda - 8/5W Planning Commission is sighed to consider awarding a conditional use permit which would allow a planned unit development in an R -PUD zone for Outlot A of the Klein Farms subdivision. Attached is a site plan review prepared by Steve Grittman outlining various issues relating to the planned unit development. Please review this document for detail. 1. Motion to approve a conditional use permit allowing a planned unit development in an R -PUD zone based on the site plan as submitted. Motion is based on the finding that the site plan as prepared is consistent with the geography and character of the area, will not result in a depredation of land values, and is consistent with the 4 comprehensive plan of the city. 2. Motion to approve a conditional use permit allowing a planned unit development in an R -PUD zone as modified by the Planning Commission. Planning Commission may want to make modifications to the planned unit development concept as recommended by Grittmam. Under this alternative, the modifications would be made prior to submittal of the site plan to the City Count. The Planning Commission would not review the modifications. Motion to deny a conditional use permit allowing a planned unit development in an R -PUD zone. Planning Commission could select this alternative if it is in their view that the plan as designed is not consistent with the character and geography of the area and could result in a depredation of adjoining land values, or perhaps the plan is not in compliance with the comprehensive plan or in non-compliance with code requirements. Under this alternative, the plan could be submitted to the City Council as is without further review. Planning Commission Agenda - 9/6195 Motion to table consideration of a conditional use permit allowing a planned unit development in an &PUD rano. A motion to table would provide the opportunity for the developer to make changes as requested by the Planning Commission and provide the Planning Commission with the opportunity to review the changes. Q STAFF R13CGMMENDATI�N: Please refer to Grittman's:eport D_ S[1PPOWING DATA Copy of preliminary plat and landscaping plan of the Mein Farms Estates; City Planners report. jrNA SEP 13:53 NRC612 5% 9837 P.02i10 Northwest Associated Consultants, Inc. C COMMUNITY PLANNING • DESIGN -MARKET RESEARCH PLANNING REPORT TO: Jeff O'Neill FROM: Dan Sjorw I Stephen Orimmm DATR I September 1995 it8 Mamticello -Slain Fa= Baaoea PUD - Conceptual She and Baiimng Rcvitw F11.8 NO: t91.07 - 93.12 Bill Roesda of Swift Canatructim L requesting COMM -1 Stage, Plamed Unit Development MM) approval of doe and phos for Doman of Sldn Farms Btatm The proposed rata home deaelopmeot is m be !Dated Dotth of Stonmidge Dove and west of Fallon Ave= affi h described as Outlet X 13dn Farms. The ptvpaty L named FUD. Attached for cefineao0: EkWblt A - Site 14CMI a 1ir&" B - utility plan Ex C - Ormbs Plan Exhibit D - I And wpe Pin ISSUER ANALYSIS SWmeks. The $Dat and ddb yard nmaWm at the I p - 4' eey of a ptamed unit davelapmma site at a mW—m m Stall be the am as t VmW to the teVectlw dinem The remove district most st0titar to the proposed land rue is the R -T DigAct. MID tt pimd minimum ud ad distsnca are as MOWS: 5775 Wayzata Blvd. - Sots 555 • St. Louis Park, MN 55418 - (812) 595.98313 -Fax. 595-9837 0 SEP -01-1995 1353 NRC 612 595 9837 P.03i10 A-2 nk ti, t Front Yard 30 fee Side Yard 10 feet Rear Yard 30 foe Because the Klein Farm Estates utilizes a private ddvmy, 91 of the units that run along Stoneridge Drive are to have a 30 foot setback Proposed Units 1 and 14 encroach upon this setback. PUD zoned areas allow for internal variances that are acceptable to the City Council cil and City staff, however, it would not be appropriate to allow c=rml variaxm for periphery setbacks. The side yard semacks do not mea the requirements of an R•2 Distzict, which require a Wn foot setbarlt from a side lot line. Picas have not bees arbmitted in order to address the height and am of the units to determine the supply of light and air requitements and to dumine whether a variation Ecom the standards would be advisable. Building separation is shown as varying from 15 to 17 feet on the northerly traits. Buffer Yard 9 Daft yard ,.,, aro requited to retiree the negative Wpm that reach wbm Incompatible uses abut amu mother. In the: ase of a =dmtial use area abutting an industrial use area, the intensity of conflict is considem d severe or type D. Mlnimmn Minimum No. Plant Units Intensity Building Landscape Required. 100 Fed et r...,atict Top Sdhack YAM af 2mpcat :en Severe D 50 feet 40 feet 160 feet The proposed Klein F7arms Bum satisfies the property line setback and the miaimum leodscispe Yard. The proposal includes 35 evergreen trees ad 26 deciduous trees for a toW of 785 planting units. The total units is 50 percent less then required becatue It mupts a reduction for a five foot berm. This reduction is not applicable b=m the proposed berm that is thowo on the grading plan is only three fed in height as viewed from the industrial Fork aide_ In addition, it is tardy any Wow in elevation fkam the main floor devatlom of the ub themselves. GrsdLog Pfau. The ada tg berm located on the north pm*m of the site has bees lowered and reduced in width (u shown on Exhibit C). A 'Chamd' has bees produced in order to create suRtckat fall for the waft our Units 5-10. As noted In the 4rffu yard requirements, the proposed 0 SEP-01-1995 13:54 WRC 612 5% 9837 P.04i10 berm to remain is approximately. three feet high (facjng south from the industrial park) and does out qualify as a credit toward buffer yard screening. However. the City Engineer has noted that the site grading will work from a drainage standpoint Flmnre Use. Outlot A has been shown to be developable for future townhome units as requested by the City. The townlrome units would be a compatible use and would not have any buffer yard requirements. There has been discussion that this oatlot may be developed as a day care facility. If this inure use is proposed, the Zw= Ordmana requires that buffer yard requirements would be imposed between the Klein Fame Bann and the development of Outlot A. Although this does not affect the proposed townhomc devclopmeat, the layout may affect fawre development. Density. Subtracting the area of Outlot A. the holding ponding area, and the area of the private drive, there is a buildable arra of :r r,.�.:,,., , ly 126,127 square fat The proposed 18 units would create a density witluin this area of 6.2 uWn per arae, and would create an average lot that is approximately 7,000 square feet This meets the minimum area and ballditg size, and lot area per unit requirements of the R-2 Districx. Landscaping. The preliminary Iandscape Plan (Edift D) indicates the amount type and locetitm of the proposed piamhrgs. As previously noted, credit will not be gives to the developer for the berm so additic sal plantings will be required. If a higher berm or fetue Is installedthe tmmber of plantings is sufficient. 4be final Planting Plan will be subject to review and approval by City staff and City Council. Required kfmmation. 7% developer has not provided the needed information in order to review the bull diog detafla, floor plan devadm. lbese plans are to be pmvWW before concept PUD approval is gutted. Paved Surfaces. Private Drive: 'lite mimmurn width of it private driveway in a PUD development is 20 feet. The proposed development has drives that are 24 fm .wide. Drivow am Bach unit has a proposed 22 foot long drive that has wfiiciem room for two additional paddng spaces per unit Addltlooal Paritiags No vWror stalls have beet included within the development The proposed development meets and exceeds all applicable off-street Dukft ripply and dimensbom requirements. 0 SEP -01-1995 1354 NRC 612 595 9837 P.05i10 Snow Stange. One item of con= which relates to the proposed private smeu is that of snow storage. As a coed tim of PUD approval, the developer should identify snow storage arras upon the submitted site plan car W= that all snow will be hauled to an off-strw location. r6 —„,,.,4., Apeemesm. As a ccadition of firth plat approval, the appliam should be requited to eater into a davelopn= agreement with the City. Homeowum Rules and Bylaws. As a condition of final plat approval, the applicant, should submit a copy of all rata std bylm to be utilized by the ! . :ti *,,,,... 's 6waeorvrhers association for City review. The odea and bylaws should address such issues as maiotenan= of common opw space, anon temovsl, eta. Ut(Gtln. A Util'ay Pham ba ben wbmimed that addaasos the proposed water, sanitary sewer and staim sewer. 'his plan is to be reviewed and approved by the City Engineer. Slgnaga. It hat not be= lodicattd whether a development identification sign is to be ptwided on she. U arch a sigo(a) b to be povbK plans should be ahbmlod in accordium with the City Sign Ordinance. The plm(s) dhoold V ify the location, type and dimensions of all sigtsge. RetW& The leodan epf xfim containers =9 be indicated on submitted plats. Tito comaiaata must be My screened It” are not going to be located within the hhdividual units. REMNOCCAMTION The City may WM to MOM appawal Of ft project to allow the developer to revise the drawings in regards to this n;peA as well as epecI& commmu from the City of MomlmS Phardag Commisafon. If Phining Commission wishes to approve this project, it should do to only with the follow* oossdidons: 1. The building loutions ate tsvlsed to conform to the required 30 foot setback from Stoneft Ddtve. 2. The bWWIoS loeYlaas should be revised to cordons to rho alae yard setback of an it -2 District or a vad= be applied for. 3. Additional plata are povided that Identify the buildings' floor pleas, deails, and 4. Plain onlidn fw the bWkr yud tegah== shall be increased or a bum or fence that C3MCCdI to an ckfation flue fast higher than the IPE of the affected units may be added to law the terpin d plea Wady reigaftwo= by SO per. D SEP�01-1995 1354 PWC S. 6. 7. B. 9. 10. 11. 12. 13. 14. c 612 595 9837 P.06i10 The Preliminary Brading Plan is subject to the review/approval of the City liagiaeer. 'Ibe Preliminary Utilt y Plan is mbjm to tlm review/approval of the City Engineer. The Ptdimmazy I amsape Plan is subject to the review of City staff and approval by the city Proper dminage and utility easements are provided between all buildings as required by Ordinance. The applicant sabmh a copy of all roles and bylaws to be utilized by the d,.,,, ....... l's 1 assodadoo far City review. the mlmaws /bylshould address such inures as maintenance of common, open spacesnow removal, etc. The mpliam ideates areas to be used far soave atomge or agree to haul mow off -&e. U deyelopmmt ideatiHnHon dgmap is to be provided on site. a sign plan in accordance With Ordinam Spe ns is submitted. A lighdog plan b submitted for review by the City. the sppliam eater lift a S.. ..,, agreement with the City. Comments from other City staff. s 6) v m City of Monticel A E• isling %an Ing KLEIN FARMS ESTATES VMrrY PLAN rNVIr" kv.1. "Vi COMTAMTION W.. U-7.41 - Zn iil A E24U-v=-- ru -- jf-mg- KLEIN FARMS ESTATES PRELIMINARY PIAT PRELIMINARY GRACOMO PLAN =WC K" O M. �t'•Hi . KLEIN FARMc- ESTATES n J > .a1 It m,t Iwo 1„U 9�Nn, .... ii,�-w.A-•�wr�w l; a'7ll�i:r��Ma�����«:� LANDSCAPE PIAN r..► y I � �N�Y ,r. �. ��w1'iw R K>rpj� (.MIENNyatNK Spnitlit3SltMYf 4ti ..... �.—w CW� ._. i 4 �.'�.'L«1�=�.[. T�7'LL^...+_.•.:Lt;� 9.::?;t.: � _ ..w...r_.. �..Y ...... n� W. LOT I ANDSCAPi, PLAN.... Planning Commission Agenda • S/BM aof ORPMEW of iCalaiwa trnt►Hminnrtr nL m+ 1 n t! - '"nn (J.OJ A RF.FFRF.NCV AND A GRO TND: In conjunction with approval of the conditional use permit allowing the planned unit development in an P PUD zone, Planning Commission is asked to consider granting preliminary plat approval of the Klein Farms Estates subdivision. Please refer to the report from Steve Qrittman, which provides a detailed site plan analysis and recommendation. S_ i. .RNA CTIONS: 1. Motion to approve the preliminary plat of the Klein Farms Estates subdivision. 2. Motion to approve the Klein Farms Estates subdivision with conditions as noted in Grittmaa'e report and as developed by the Planning Commission as a result of the public hearing and associated discussion. S. Motion to deny the Klein Farms Estates preliminary plat. This alternative should be selected if it appears that the subdivision does not Dome close to meeting City standards and if there is no desire by the developer to complete modifications to the preliminary plat, making it acceptable to the Planning Commission. d. Motion to table consideration of the Klein Farms Estates preliminary plat. See Grittman's report. D_ SiIPPORTIN(3 DATA See Grittman's report and preliminary plat and site plan data associated with previous agenda item. Planning Commission Agenda - 915/95 8.Review Prairi West ronowd sketch (J.OJ A. REFERENaR AND RA , rR0 IND; As you recall, at the previous meeting John Komarek presented a sketch plan which called for development of twinhomes on a site formerly earmarked for single family home development (Prairie West subdivision). Conceptually, the plan appeared to be desirable, but there were complications in the design of the development due to limited land area. Planning Commission recommended that the developer review the site in more detail with the City Planner and come back to the Planning Commission at a subsequent meeting with a modified plan. See the memo Brom Steve Grittman for more detail regarding his discussions and plan work with the developer. B. ALTERNATIVE ACTIONS; I. Review the sketch plan ideas and comment. No specific action is requested. Under this alternative, the Planning Commission will simply review the sketch plan and discuss the various issues relating to the site development. The guidance provided by the Planning Commission to the developer will assist him as he goes forward to prepare the preliminary plat. C_ STAFF RECO)fi"NDATION; See Steve Grittman's report. D_ RUPPORTINd DATA_ Report from Steve Grittman; Sketch plan. a ,1 wEyr ..�oApwa� n`^•r - rn � f i I 1 Zsr.w+d$Lwtt POWNkUllj WIT P2 t ( M lei �►' u►aru 9 ���Ey GU►'1f;:,tJ f�tJ NvHEs I'izA1pJE _ WEy� o (o 9�ps C, Planning Commission Agenda - R15M See attached information ffam the City Planner. SEP -01-1595 11%41 ti0. cies Goals wd Polkim This section is sttueoued to state as overall goal for each cnWq of planning issues, then provide policy direction which b*s apply trio goal. 7be goals and policies are compiled from the various disassions bctw= staff, Planning Commraamm, City Council, joint mown betweem various groups in the City (including both mal and non -municipal groups), as well as a aeries of meedsgs with community residents and business people. The applicadon of the following policies will often man a change in the way the community reviews its new development proposals, or in the activities which the City undertakes itself The atpleaation ander each policy statement is not intended to ower all of the possible applications of the sta anent, but rather, is provided to illu nate bow the policy would apply in a particular circumstance. The City will find other applicadom in its roudm activhia, and must make policy rovim a part of m ectivldes in order to keep tbo potlda $eah, as well as to be coniidmt that the guy's activities are In line with a consistent policy directlom When the City finds that its activides do not co with the policy statement, this is a signal that either the policy is no longer valid and should be changed, or that the activity should be reevaluated. Regular policy review h an fmpnr1 -part of tho City's routine decision making prooeas. BOYItIilg Goals Ra, in Mo>ticello has traditionally provided sheUnr for members of the local community in the fidlest sense. In its role as a ab -regional service anter, local residents aero primarily amtployed locally, and these reddenVamployea provided commercial services to a relatively well Mined marmot area. Since 1980, the City hes no dramatic houdmg growth, much of wblob has baso for commuter rt kkm socking Ian aTeruive Ind, small town environment, but cmeniew W= to the Twin Citic ..,„:,. —,. owners. This demand has resulted to a significant level of moderately priced housing which bas the potential to grain the City's services at relatively low tax rates. Moreover, commuter residents aro more likely to have commcme attachments to tum -local businesses. Whey the business community does not m prod cerate with the residential community, the City does out capture the full tango of tax revenue envisioned by the State's proppty tea sructuo M a remit. Abri kd b's gaols fa jLmire horsing prow cion % U/ be to work toward houring projects %NA are der VW to bema Intsgrow the new mst& res into the full commrnlry. TUh does not man that commuter msidems will be disoouaged, but that the nelghbo hoods in which all residents live are deaigrrod to preserve the benefits of the small town eaviroameat which has eomftted to the attraction of Monticello's growth. D SEF -01-1995 11'41 rico Policy: Houdng Is a aappert system for the prhnM City fYooctioffi. 1be sppliation of this Phlky means that Cay daimon soaking will review housing proposals, and land use pbmhug relating to randeadd use, as to how they relate to the qty's primary goals and Objectives. When housing is viewed as a anppmt system, as Oppoaad to an cue" function of active City tavahment, hooting pwjects much show that they help implaian, Or at leen fit into, the City's planning and development eavirommeat. In Mondoello, a few of the primary Scab are efficient and edfec&e public service delivery, and active promotiom of buainat and Ooonomk development. 1b mat this Policy in light of time goals, a prospective housing prci= should be able to show that it Authaa these Saals. 'These may relate to project quality or subdivision design which affects public services, or a constdesatiom of the flame teddmtt of the project as bath (1) astom m of the Mamtia]lo business community, and (2) labor supply for local butiums. Policy: She City dwald mattfWr housing ' In an d%ft to provide a hill > of bousing cholem An unbalanced bousbtg supply leaves Sept in the amnsa rdly's social structure, whether it is In affordable units bvwfg the City's hW mbd Mbar apply, modeate hmdy houaiag, or higher cad housing providing mov&p appartunifics for nuftri8 families and redd=. The City has historically sup W the Haver twothhds of the housing ma*ct, leaving the upper -ad matfoet to other locations, commonly nual brge let 'davelopmmY. 7%b gap results in the loos of om maouy member just as they begin to wcmnulata wear and kdaro time, a significant impact on the demographic mate up of the City. At the tame time, anKitW limim an other bowing opportunities can have impacts which are fah by Other community Ste• One of the primary ..,,. of a mong economic development program is the ready supply of well aducsted wo ban, and appmptiete bousfag for the expansion of that labor resource. 11Us does not man, however. that boualag may be made affordable by lessening the anality of Its design Or oaamuct1w. 'Iberefese. It Is the policy of the Cay of Monticello that housing ptograms, projects, sod davelopmeats will be reviewed with an eye toward how the markt is addtessiDg all levels of housing. Tho City will take cmativc steps to amact high quality development In all tssga, and the review of development proposals will Include this crltertOm Faftt Mondedlo will Quivery utilize ib toning power to aeesmplli ths goals. Monticello will apply many tools to order to acoompllsh its Sal of boualmg which builds coammu t. atuher than merely building population Among these, zoning Is One of Uro most compaeloWve and poweduL 'Ihmigh coming, the City an be a partner to the pwvWom of houttng which molts uta ®Dab and porkies. Creativity In housing design and construction an be encoonged duo* GUM JUVAM pptoauiles. The establishment of zoning standards which ate 0 SEP -01-1595 1142 PO -c Wi ,, — , ... , — rigotoos and detailed will pc= housing devekopen to know on the front end what is expected of them. FbxBd ny mean that the City will enootnage creative approaches to houstag .1.,,..,...,,. BW it also mean that soy modification of its toning standards will be mote than offset by an improvonvot in the quality of a proposcd project. 'ibis policy states that the City is confident of its zoning standards, and fhugAUty will be applied when the end product is measm ably better at achieving the communities housing goals and policies than the stnld applicstmn of the zoning regulations. FkadW ty will not be rnnsidatd as a mete trade off of quality 'A' for quality W. Emsomte Ddve/opmsw Goal: A goume of pride in the oom®mity, economic development bas beam a a ncessmi element of the .. ,. , „ ...('a effmb for several years. M& incbtdea both public and private vessoms, separately and in partnership. 9be City has been able to tdm advantage of Its access to the lawernate highway system, ft Twin Cities meompolitan area, quality labor wipply, solid infraatnmra, and affordable load without the negatives of motro-tibe congestion and own. As the community Vows. the awcusful mom of these programa will depend an the City's ability to avoid these fives, and cow cUitaltrlog ore the positives. One of the primary goals of the City of Monticello L the continued amphasig on economic drakopment prngrarng Sucoeadhk owoomit devalopmed eabsooa the City's hd u W dlveraity and sttmgthens the City's tar bue. These are crWcal advantages for the community ag the City looks down the road to an uncertain fahuo for the NSP mtclear power plant. Ibe arMevamm afmls goal wM depend spec the , ,..,' . . „ of several smaller steps. As noted above, a nrwwadbl economic development program reties on many fonts. The imbue of any of thaw can cripple the over program, paRiculariy in an envimument of stiff competition for hWUstrW developmem. As the financial tools wbicb cities may use for e0000mic development purposes are limited by the stere, the differornowa in the other factors will become even more importawt is iorluxdd location d-U—s. 7bus, guoouditk economic development is much mono than anatging financing, but busies by terpins bl micelle strong in all areas. Policy: Ilia Purpose of Ma City's owonotnk 4; aaNlttee b to broaden the City's tax base. Ms is a policy whish rowiru a long tam view when eamsidadog assistance to a paNcular industrial cwmoam. Under atttent tax imxe— rims clog programa. the City does no realize a ret tax gam from a new b W= uw2 ten yen aft eomtnscd n. Durtng that ton yeah, tbo City carries the cast of is ftunmtre sod other City stavices. tuna, it ls wide that budnesses which 0 SEP -01-1595 11:41 N4. w� IVI x— i .w u. locate in the aontrtamity utili:jog tax matmmt fmmciq WM be strong in the years following the tea yar time horizm, m orsiri for the City to reaft a mtum on its bw6b rot. It is not possible to predict with certainty boa a buainoss will be doing ten years from now, however, so it imports to reduce the risk by attracting the hlghea quality industries. It Is ft poUry of the City's economic devdopnuat programs. therefore. to trek and assist those businesses which are financially strong, show @gas of growth, and coombnte to the diversity of the City's eooeomk base. Businessea which ate asda-cgitatized, or are merely hopping from ow building to a -Ah— raise conoems about thea ability to commit to the community on along term basis. polieyt Montloe0o will tar" high qty ba-vAmes for Its emnomk development p Quality an be defined in a number of ways. per the p wpoaes of this policy, *quaW will be those faaors which are Idacly to result in the A&Aev=ft of the City's aommic devolopmeat Pals. The faMO M of the Myy's goals depend cu the abffity to baud a community which will cctmoao to be cagatitive in e0000mic dralopum A pwipective business which puts back into aha community more than mem tax dollars, ohm, wiri be a stroner tedpica for the City's investment. As discussed in We goal Wteateot, Monticello has been successful in this area duo to several faaors. Busies which enhance of the very factors whM brought them to the community in the fust place should be prim candidata for economic euistmca. This is an —mole of 'mualmbW economic dmclopmeat. pblieys Inver In the ttadlllomal dowrstewn dioaW focus an hsdllloelmg a transition to eat wad , ,,,. '. ,,,,.,. based Comer. Ibe traditional downtown inMonticello,, spedffally this area is the Immediate vicinity of Broadway and 1Higbway 25, has suffered from the avo4aim of shopping patterns to larger. ie''' , regional shopping centers. The hxred mobility of the populace. u well u the continuing jt w growth of the ocmmuter:� sower in all wdght County commuahies, baa resulted in a shill F J •\� away from the smaller downtown ahopplog arras. Seven) such dowmnwas Have been able to capitalize on their chasm and amblaaoe. hossevor, by using those amtatities to anchor cn=Ltnmem and reaeatlmt facilities. partkahrly In XMIcello, whme the river and the two Bridge Posits provide a unique envitoomem, this aprptetch can be a practical rose of the downtown area. The City's aaivlUes in this area must fops on almulatting and leveraging private investme:m to be stmocufil. Indeedit is the sum of private vactorm which. is the long run, determine floe success of the district as a *city ceme. However, oho City can have a significant role through W lavestmem is b ttsatruwtro, open space. and ahs prepualm. Redevelopment in the district shnnld be evaluated toward its compliame with Ws rod rue scheme. 0 SEP-141-1'i95 1141 NHK Ula — — I . •,•• — This policy suppmu the City's Economic Developer Ooal statement by ciwsing a dronM centra which can be a focus of the community's civic activities. By making use of the natural atttaflm to lite srek and ,,, ,, ,,, ., .;,,, l uses which can thrive under these conditions, an attractive and successful rodevickpmem of the downtown aces is a real possibility. Growth MotogenswU Goal: Growth Msoagenmot an taloa beth active and passive forms. The use of zoning is typically an active growth mmagemumt technique. although sleifdog wnmg pattems which merely read to developmed paoposala suggest a mase passive use of =Wq. The remits of well managed growth are a mom cflkbmt 110"fiam of scarce community nesouvxs, and a more attractive and self - Sufficient community. The goal cf Mondce0o's Vmwtb maaapmem activities wili be to plan for developmeat in a long term filshion which smb to a community in its truest sense. For Monticello, thio means a plan for the community's land use and development which encourage an increase in community members. adw than mese residents. Sioce an appropriate land use patters must go head in hand with infract route de elopmeist, it is impastant to develop long term plans for both which coordinate with each other, and which work to achieve the community's common objectives. Inmofgr as the ialarre plans can respond to dmggaa in land use pattern and market, and such changes muss be evaluated as to their eSeds an the overall community goals. Paley: Montiodb will direct the patters of growth Uwougb land use planning and !>dttaatr+aa m development. Inhammure uscPA lite is often 40 or 50 years or mora. As a sesuh, decisions an the location and Installation of now investments in inflrattrucx have long lasting effects. It is difficult, and costly, to change coarse once pipe is in the ground. and area and built. 'Thus. the City must develop comprehensive and Wag term gtddu for land use, aline iofeastrtactune investments are depedertt upon tand use patten and Intensity. In additkn, the City must regularly monitor its land use plana in view of the makes so any changes can be programmed as early as possible. Naturally, the better the land use plan reflects the actual growth. the mold cffkA c the City will have boon with its idustnaanme development. The community invests I&W sums of carte resources to provi tg aerobes to the land tires It foresees In its plan. Thus, changes to the plan ahould be arutWzed thoroughly, and any lnu=md am which result from a change ahcutd be abated to the parties which will benefit. >QWky: The City wM —boa but not pace, growth mud d. , I.,,- . SEP-161—lyb9 11:4., i*w — The marketplace is the most stmt allocmi of new development. When viewed over a long time pedal, different land uses will predominate during differs[ years. The primary role for the City in planning for new development will be to provide properly zoned and serviced land to accommodate armmu needs This policy state& that the desired balance will be achieved as the mad= acts to meet needs and demands. Cornman 10 Facwes Goal: e A City exists to provide a defined mop of ,j;. .,,..,.,., l services to its reddens and property owners. The issue telaied to those crevices is aro of soopc. Tho physical aspect to the scope issuu is referred to here as 'community facilhles'. In other wards, what ihcuftks does the City have to build in order to provide the palette of services demanded by the community members? The answer to this question must begin with a definition of the scope of the City's services. Charly, flat scope includes sankury sewer and water p urvWea. streets, fire protection, pada, and various admive services. Recently, that mezzo has been expanded to include more comprehensive storm water control and pathways as a component of the part system. The City needs to understand the demands of its rid—, to order to provide the services effectively. Mondeello's goal is the oma of community facilities will be to address the community's demand for se viers in an strident manner, balaneing these demands with the community's demand for lore cost Qa+•..,.�y u. .p�+�. u i�osl. 1. Potleq: The Chy of Mmake le will develop oozmmnity fac iflo which serve to enhance and achieve the community's other goals and objeod"s. One of the ways which an Investment in community facllltles is made efticlent is to achieve mnIt goals. Thus, pr*m to be considered by the City should be evelustod as to their effect an the omnmunhy'a Deeds as a whole, not Jost on coat. This places a premium oa thinking about initatutxture as an Investment' ratber than as a 'cwt'. If a project enhsDoes the City's ability to do its job, and adds to the attraction of Momieel o as a community, it may very well be worth We expense, both ftom a tangmle and an io=Siblc vhavpoin6 This view esquires the City to broaden its defioitian of infeastmctum. Often, infMaructure is 10% thought of as sewer pipe and strops. However. Wena ruct me imchtdes pads lands and to `..,,, , , patbwq% and community buildings. These latter fecltitles are as importam to the City's 'Quality of life as aro the former, yet may be relegated to an inferior am as non- essentild The aced for a park or commm ty building ahonld be cvaluated, however, as to whether it efficiently PoRhers the commumlty's gosh, and provides vahrable benefits commensurate with its Com 614 7 TOTAL P.07 Planning Commission Agenda - 9/6/96 Censideratlon of amm�val of a ehlange order to the eomUndlannive (J.OJ The Parks Commission requests that the Planning Commission review the proposal submitted by Steve Grittman for supplementing the comprehensive plan process by placing additional emphasis on the park planning component of the plan. As you know, the original comprehensive plan prgject proposal included some emphasis on the park planning related issues; however, the level of attention to park planning is not sufficient to satisfy park planning needs. Therefore, the Parke Commission requests that the comprehensive plan project be slightly modified to include a stronger park planning component. In order to accomplish this, the City Council will need to approve �'j an expenditure of an additional $4,000 on the comprehensive plan. Following are reasons why the Parks Commission views that it is important to complete a comprehensive park plan at this time. C"it-at Impravement PLwnning. The rapid growth of the community will result in the need for additional park facilities. The park plan will assist the Parks Commission in getting a clearer definition of where park improvements should be made first and what types of facilities need to be installed in the park areas identified With this understanding, the Parks Commission will be able to develop a capital improvement plan for park development that will enable eifldent and methodical development of park facilities as the need arises. The park plan will help the City substantiate the need for park land acquisition Brom developers at the time of subdivision development. This information will help the City legally acquire land or park dedication fees necessary to match the residential growth. The park plan will identity areas that may need to be preserved as open space. ] ldlic_Hon of 1.n Mihai dpyi Rv r w n n, nits. For some time, it has been an underlying goal of the community to make better use of the Mississippi River as an amenity. The park plan will identity methods and strategies for utilizing the recreation potential of the river resource. Planning Commission Agenda - 9/5/95 (`—=henaive Plan neyelonmenupark planning Into tion, It just makes sense to complete the comprehensive plan process and detailed park planning at the same time due to the strong interrelationship between the two plans. 6. Pa- aDnt?nace MannopmAnt. The plan would identify strategies for improving the manner in which the park system is maintained. For instance, certain parks are simply mowed drainage ponds with very g little functional value. A plan for long-term use of such areas should .s� evolve out of the project. R. LTERNATIVE ACTIONS; 1. Motion to approve a change order to the comprehensive plan as ,4`° r r r o identified in the memo fiom Steve Grittman with modifications as r requested by the Planning Commission. Motion to deny a change order to the comprehensive plan and direct City staff to complete the parks planning component. Under this alternative, the plan will be done on an "as time is available" basis. Given the staff workload, it is likely that the project will not be completed soon. STAFF O F.NDATI�N; Staff recommends alternative 01. It is the view of staff and the Parks Commission that ibr a number of years, park planning and development has been somewhat neglected, which has resulted in the City falling behind the demands of the community. At the same time, ftu ther growth in the community is increasing rapidly. These two tactors require that the City take a proactive stance toward park planning development so that efficient and sensible park improvements can be made on a timely basis. Proposal from Steve Grittman. At your request, we have pupated a listing of work program elem— typically involved in the preparation of a Part sad Trail System Plan for you to consider when deciding whether the City should undertakee compietion of sorb a document The anached list provides a detailed cuUine of the rypea of things that may be addressed within a City's Parc & Trail System Plan. The work program elements described go above and beyond the infam adon addressed as part of the Comprehensive Plan, in which the recreation system is a part of the larges community facilida section. The basic identification of pari locations aad summary of major part elements and their problems/opponunidp an gewally addressed on mom of a commtudty-wide basis with in the CompImbensive Plan but an be expanded significantly through the choice of some or all of the tasks which have beca identified. Sam City Staff hot aeclmulited a significant amount of Inventory documentation, tate cost of the Park System Pian is lower than other timilar projects pmduced for other communities. Wa have fortmatted the eatimaas to provide a coat for Plea mab which will add organization to the City's Park facilities and Mo program Curate additions w the tyamm as the City grows. In addition. the basic estimate would formulate concept plats for the ;liver MW ntd Klein Farms parks, bated upon their ArnWonal rotas in the overall system. The 'Additional Alternatives' provide estimates for (1) additional inventory analysis, including existing park and trait facilities layanro. and (2) update of the community survoy information is a targeted random sample which could be uCiized to test the community's desire for specdfic parlt system elements. The later alternatives ire not essential for the complexion of the basic plan documcm. 5775 Wayzata Blva • Suite 555 • St. LOOS Park, MN 55416 • (612) 595.9636•Fax. 595-9837 .Z", NAC JrN Northwest Associated Consultants, Inc. C COMMUNITY PLANNING - OESIGN . MARKET R a S a ARCH Memorandum T0; jp Park Commission Jeff O'Neill FROM: Stephen Grimnan / Elinbcth Staeitman DATE. 14 August 1995 RE: MOnticelio - Parc & Trail Play Proposal F1L8: 802 At your request, we have pupated a listing of work program elem— typically involved in the preparation of a Part sad Trail System Plan for you to consider when deciding whether the City should undertakee compietion of sorb a document The anached list provides a detailed cuUine of the rypea of things that may be addressed within a City's Parc & Trail System Plan. The work program elements described go above and beyond the infam adon addressed as part of the Comprehensive Plan, in which the recreation system is a part of the larges community facilida section. The basic identification of pari locations aad summary of major part elements and their problems/opponunidp an gewally addressed on mom of a commtudty-wide basis with in the CompImbensive Plan but an be expanded significantly through the choice of some or all of the tasks which have beca identified. Sam City Staff hot aeclmulited a significant amount of Inventory documentation, tate cost of the Park System Pian is lower than other timilar projects pmduced for other communities. Wa have fortmatted the eatimaas to provide a coat for Plea mab which will add organization to the City's Park facilities and Mo program Curate additions w the tyamm as the City grows. In addition. the basic estimate would formulate concept plats for the ;liver MW ntd Klein Farms parks, bated upon their ArnWonal rotas in the overall system. The 'Additional Alternatives' provide estimates for (1) additional inventory analysis, including existing park and trait facilities layanro. and (2) update of the community survoy information is a targeted random sample which could be uCiized to test the community's desire for specdfic parlt system elements. The later alternatives ire not essential for the complexion of the basic plan documcm. 5775 Wayzata Blva • Suite 555 • St. LOOS Park, MN 55416 • (612) 595.9636•Fax. 595-9837 ALJG-L4-;:55 :Jc 1Z Nizc 01- »> ar r. O.Y tl" Monticello Park & Trail Planning Proposed Work Program Elements Inventory: Analysis of City Staffs detailed inventory of part elements sun mazind in chart format, identifying mrmben and c:onditioas of c fisting elements Alternative 1. Preparation of individual park and trail property plans showing the layout of easdng dement IL Community Survey: 1. Analyze the results of the recent community survey and udlim the information to guide the City in the ice-- ^ —-- of esisung padtltrail areas and the planning or dentopmaa of future parittmW areas. Part and mil developoam in the cammnoity must «djotx raidc=' desires to ensure long term use and mjoymeat. Afumadwe U Conduct a tatge- 'update of the survey for specific questions and issues, utilizing a MWOm sample survey format Needs Assessment & Anal"in 1. Analyze individual parks and trail segments to identify those ams that are is aced of imprvtred or expanded facilities, prepare a summary of issues 2. Classification of pants by size, service area, and use rt..acteadics (neighborhood or commndty use/scak, paddplaygtoaod hams, etc.) 3. ClassiRndon of =Jls by location (on -sass, o8 street, gtedo-sepatawd, ac.), size, and purpose (stash -use, pedesaiaus only. wheeled users, etc.) 4. Identify potential Park and tail ., r..,, .,;',y,_ based no the physical and/or community re3ideat inventory P dky Plan: 1. Establish a series of policies to guide the governing bodies toward maiiog decisions abotu the escratict al system indudiog planning, acquisition. t. .'.. ,..,,.... purpose, design, mainteaaace, and operation. Rsantfooal Fa Masa Nasterplan: 1. Establish a physical plan of the oaisang and ptapoaed cacreational dernew 2. Summarze the ptoI 1,14 change or addhioas to the recreaaaaal sysetm, ®pheaizing why and where things are needed Usassattonal rla" & Ded n: 1. Provide it guide for recreational system planning and design which IdaldHa things to consider in the development of specific areas such as slope, canpocition. spatial values. adjacent land uses sad land owner. Way, economics. and long-term goals. wJG-14-1555 :0:42 NAC 612 595 983'7 P.04/04 2. Develop pads flim eaacept Pleas for the Fiver boll and Wein Fumy pule, based oa their assigned ftmctional tole in the Mandecao Pad[ System. Dvi= Standardr. 1. Develop a series of starutsrds by which to follow in the development of reczeacoaal etemeam including such things ms altoimnm sizes, area apaeitiea, stapporting infrastructure. levels of usk vehicular accesshandieappW access , sufficing, and 1. Discuss lead acquisition opportunities and pock dediamaa fee ieveamry/developer cost analysis 2. P+wide the bods for apftal pbom ft by caulitttng the Flarllfes for pa Wtrmil dmrciolmelft 3. Outlinooptionsfiorf I gjroposed psujeets 4. Discuss impomnt merndoml sappmt I jets such as comsummity education. puli/tmil dgttage, etc. Can for Buie Part Plea =-- (m i-lumng Altmativm I and II noted above) . . . . . . . S 4,450 lhveatory Altmnative I . . . . . . . . . . .. . . . . . . . . . S 1,350 Suevey Ahtsmdw II .. .. S 1,280 Work Product This atimam is for the production of a wpm Pub and mails Plan whicb world also serve as a ehtmeat to be integrated into the City's C. -I ... ....... , . Plan. The esdmmm does not include the additional cm of priming die firm dewamutwhich would be dt ndms upon doc anent tmgmk qumuty of copies requested, mad the use d calm. A sepstam esdmmm ae be seoaaod for the coat of pruning upon mquedt. o