Recommend Park Dedicaion for Haviland Fields 

Background
Presbyterian Homes (the "applicant") has submitted a land use application for development of a large portion of the Lord of Life Church property at 14501 Nowthen Boulevard NW.  The project will remove the two houses on the site and some of the underused parking lots.  The church's building and some of the parking lot will remain.  Two new multi-family buildings are proposed: a 160-unit senior apartment building and a 280-unit non-age-restricted apartment building.  Additionally, 20 units of senior rental townhomes in the form of 10 one-level twinhome buildings are proposed.  In all, 460 units are proposed.  The site is currently zoned with three different designations - R-1A, R-2, and R-3 and guided in the Comprehensive Plan for Public and High Density Residential land uses—the Haviland Field plat would be accommodated by a rezoning to a Planned Unit Development.  

Purpose
The purpose of this case is to recommend the Park Dedication and Trail Fees for this significant plat.
 

As part of the rezoning application and Public Hearing conducted by the Planning Commission, a mailed notification was made to properties within 700 feet of the site.  "Proposed Development" signs were placed on the property - one facing Nowthen Boulevard and one facing St. Francis Boulevard.  A hearing notice was also published in the March 15 Anoka Union Herald Newspaper. 

In the fall of 2021, the applicant hosted two neighborhood meetings to gather feedback on the concept development plans.  Many of the comments have been incorporated into the plans.     

Observations
Park Dedication is proposed to be satisfied through a combination of land and cash with credit given for certain improvements.  Soltice Park is located adjacent to the northwestern portion of the site.  This is a neighborhood park with three pedestrian connections to Cobalt, Erkium, and Fluorine Streets.  There is no dedicated parking lot, just on-street parking.  Also proposed is a four or five-space parking area which would be constructed at the end of Cobalt Street.  A portion of new park land with a double pickleball court is proposed in the existing clearing at the northwest corner of the site.  The site plan shows a walkway between the courts and the internal private roadway.  Another connection will need to be made between the courts and the existing trail just north of the property line.  The applicant would receive credit for the construction of the parking area, courts, and the park walkways.  Those precise costs will be determined by the Development Agreement as a future step in the process.  

(The parcel shown for the Cobalt Street extension, Outlot B, included excess land extending to St. Francis Boulevard.  The land outside of the parking and turn-around areas is not needed for public purposes.  The plat will be revised to show the boundary no more than ten feet from the back of curb to accommodate snow storage.  Park land dedication credit will not be afforded east of the new parking area.)

In summary, new park land will be added to Solstice Park (approx. 3/4 acres), and approximately .15 acres would be added to the south end of Cobolt Street for a turn-around for snow plows and vehicle parking to access Solstice Park.  After land dedication, the balance of the cash equivalent of Park Dedication is approximately $112,583—however, a similar number may be expected to be credited for the construction cost of the pickleball courts, small trail connections, and parking area.  Trail Fees @ $1,500 per unit equate to $690,000 (based upon the number units at the time of Final Plat).

Additional information will be presented at the meeting.

As indicated above,the City will collect development fees including Park Dedication, with credit given for land and improvements, as well as Trail Fees.  The precise fees and charges will be determined at the time of the Development Agreement.


Additionaly, the property is currently tax-exempt.  The residential portions of the property will be placed back on the tax rolls.  

Staff recommends Park Dedication and Trail Fees be addressed as expressed above, and within the proposed motion below.  

Motion to recommend to City Council that Park Dedication for Haviland Fields be a combination of land dedication and cash, with credit for park improvements constructed, and that Trail Fees consist of a cash payment of $1,500 per residential dwelling unit.