Recommend Park Dedication for Williams Woods (Project No. 20-138).

The City has received an application from Bill Boyum (the "Applicant") for a Preliminary Plat and Variance for a nine (9) lot subdivision involving six (6) total parcels all affiliated with 7363 175th Avenue NW (the "Subject Property").  The purpose of this case is to recommend Park Dedication and Trail Fees be satisfied by a cash contribution.

Note: Considerable additional detail is included within the Planning Commissions case as part of the their regular June agenda, held on June 3rd, 2021.

The City attempted to notify Property Owners, as reflected in the Anoka County Property Records, within 700 feet of the Subject Property of the request.

General Background Information
The Subject Property is approximately ninety-four (94) acres in size.  Aside from a roughly 160 foot stretch along 175th Ave, the Subject Property does not border any public roads.  Thorn Lake and associated wetlands sit to the west, as does a public park (Caroline Acres Park) and a residential neighborhood with lot sizes ranging between about one (1) acre to two and a half (2.5) acres.  North and east of the Subject Property are larger lot, residential properties (ranging from about 10 to 20 acres in size).  The Preliminary Plat proposes a total of nine (9) lots, ranging in size from approximately 3.5 acres to just over 22 acres.

There have been multiple public meetings regarding proposed development of the Subject Property, as well as a public open house (dating back to 2018).  Generally speaking, participants in those public meetings stated a desire for fewer lots of larger size rather than more lots.  The current proposal appears to have taken those comments into consideration.

Zoning and Land Use
The Subject Property is zoned R-1 Residential (Rural Developing) as are all surrounding properties.  This zoning designation requires lots to have a minimum lot size of 2.5 acres, a minimum lot width of 200 feet (100 feet if on a cul-de-sac bulb), and to be serviced with private utilities (septic system and well).  The 2040 Comprehensive Plan guides the Subject Property and all surrounding parcels as Rural Developing, which a maximum density of one (1) unit per 2.5 acres.  As proposed, the Preliminary Plat complies with both the bulk standards of the zoning district as well as the Comprehensive Plan.

Natural Resources Inventory and Tree Preservation
The City's Natural Resources Inventory (NRI) identifies multiple moderate quality natural areas within the Subject Property, including both Oak Forest and Dry Prairie. Due to the limited number of proposed lots, the project has the potential to minimize impacts to these natural areas. While there will be some disturbance, it appears that grading will be limited mostly to the public road and house pad locations. Due to the oaks present on the Subject Property, any clearing activities will need to occur outside of April 15 to July 15 due to concerns with potential introduction of oak wilt to the area.

Due to the size of the Subject Property and the limited areas of site disturbance, the Applicant had proposed limiting the tree inventory to just those designated areas of potential impact. This approach seemed reasonable and was approved with the understanding that the project must still comply with the tree preservation standards in City Code (retaining at least thirty percent [30%] of the significant tree diameter at breast height [DBH] inches on site). 

Based on the submitted Tree Inventory and Preservation Plan, approximately 64% of the existing significant tree Diameter at Breast Height (DBH) inches will be preserved.  Again, this only includes the trees that were inventoried (only those that were in areas of proposed disturbance), there are many more trees on the Subject Property overall, meaning that an even greater percentage of tree inches are actually being preserved.

Wetlands and Floodplain
There are both wetlands and floodplain on the Subject Property. Approximately thirty (30) acres of the Subject Property contain either wetland and/or floodplain. The floodplain is designated as General Floodplain, meaning that there has not been detailed modeling done to determine Floodway and Flood Fringe boundaries. However, as long as there are no proposed buildings within the floodplain boundary, which there are not, additional modeling is not required. Staff is working with the MN DNR Floodplain staff to verify that the proposed driveways and public road are permissible (they do cross the floodplain boundary).  The developer will likely need to provide documentation that neither would create a rise of more than 0.5 feet.  Additionally, the developer will also need to provide documentation that no driveway, nor the public road, will be more than two (2) feet below the Regulatory Flood Protection Elevation.

A wetland delineation has been completed. The Preliminary Plat does include the required sixteen and a half foot (16.5') wetland setback; however, it appears that the drainage and utility easements need to be adjusted to encumber these areas. There will be some minimal impacts to wetlands on some lots (Lots 3-5), simply due to needing the driveways to access buildable locations on each of the lots, as well as the public road.   Wetland mitigation will be necessary and will be reviewed and addressed by the Lower Rum River Watershed Management Organization (LRRWMO).

Park Dedication and Trail Fees
The recently completed 2040 Comprehensive Plan notes a 'Community Park search area' to the southeast of the proposed plat, and this, coupled with low densities of Williams Woods do not warrant the land dedication for a neighborhood park. Additionally, a trail is not being proposed with 173rd  or 175th Avenue at this time—nor within the plat.  (At the time of the street's reconstruction, a off-roadway trail, or a paved bike lane should be considered.)

The 2021 Park Dedication rate is $3,500 per dwelling unit, and Trail Fee $1,000.






 

All costs associated with this request are the Applicant's responsibility.

Based on discussion/staff recommends cash contributions to satisfy Park Dedication and Trail Fees based upon the number of lots, in an amount calculated at the time of Final Platting.

Motion to recommend to City Council, that Park Dedication and Trail Fees be satisfied in an amount calculated at the time of Final Platting for Williams Woods.