Recommend Park Dedication for Covenant Meadows; a Planned Unit Development

The purpose of this case is to recommend to City Council the appropriate resolution of the Park Dedication and Trail Fees due for this proposed Planned Unit Development (PUD). The site is generally located south of Trott Brook and west of Germanium Street and is identified as PID 02-32-25-44-0004. (See Site Location map, with parcel highlighted in red.)

The Applicant has proposed to subdivide the approximately thirty-eight (38) acre Subject Property into twelve (12) single family homes that would be serviced by individual private utilities.  The Preliminary Plat proposes deeding approximately fifteen (15) of the thirty eight (38) acres to the City as the Public Benefit in relation to the PUD application. The proposed fifteen (15) acres straddles both sides of the Trott Brook, has steep slopes, and is considered to be high quality natural open space.  Securing this land is also consistent with the goal of a near continuous preservation of natural resources along Trott Brook in the city.

Staff attempted to notify all Property Owners within a 700 foot radius of the Subject Property of the Public Hearing (held by the Planning Commission on March 2, 2017) via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald.

Observations on Park Dedication and Trail Fees for Covenant Meadows:

Properties surrounding all sides of the Subject Property are currently zoned R-1 Residential (Rural Developing) and guided as Rural Developing.  While the Applicant is requesting reduced lot sizes than what would normally be required in the R-1 Residential district, the proposed parcel sizes are similar in size and nature to the existing surrounding parcels—in that an adjacent parcel is 1.04 acres and the smallest parcel being proposed within Covenant Meadows is 1.00 acres.  In exchange for the reduced lot size, the Applicant is proposing to deed to the City approximately fifteen (15) acres of land as permitted with the PUD process.  The land being proposed is high quality natural resources, and will also provide buffers to the brook and serve to provide connectivity between other natural areas along Trott Brook. The Applicant has agreed to provide a trail easement between lots 5 and 6 of block 1 so as to provide all lots in the proposed development and the larger neighborhood with access to this public amenity.

Upon review of the contours of the steep slopes, Staff has identified that an ADA compliant trail to, or parallel to the stream is not feasible; however, Staff has identified that a twenty (20) foot trail easement should still be included between lots 5 and 6 of block 1 and that an eight (8) foot bituminous trail be constructed within that easement and that the trail terminate with a fifteen (15) foot bituminous bulb within Outlot A as part of the Stage I Improvements.  The bituminous trail will need to connect to the bituminous edge of Iodine St NW and that connection will need to be ADA compliant.  The Applicant is currently proposing a rural road section with a ditch system to convey stormwater, so a culvert will be necessary to allow for the free flowing of runoff as well as elevate the trail connection to the roadway.

Reflective of the dedication of land by the PUD process, Park Dedication should be a cash contribution per lot platted. (12 lots @ the 2017 residential unit rate of $2,800 = $33,600.)  The new municipal connecting trail (from Iodine Street to Outlot A) would be eligible for credit against the $800 Trail Fee per lot platted.  (12 lots @ the 2017 residential Trail Fee of $800 = $9,600.)  As part of the Development Agreement, the construction cost of the new trail segment will be identified.  If it can be demonstrated that actual cost of the trail would exceed the Trail Fees, the balance may be deducted from the cash Park Dedication owed.

All costs associated with the subdivision of land are the responsibility of the Applicant

Staff recommends Park Dedication be satisfied by a cash contribution at the time of platting; that the trail segment from Iodine Street to Outlot A be constructed as a Stage I improvement —and the trail construction costs would be eligible for credit against the Trail Fees due per lot platted. 
 

Motion to recommend to City Council that, Park Dedication be satisfied by a cash contribution at the time of platting, and that the trail segment from Iodine Street to Outlot A be constructed as a Stage I improvement —with the trail construction costs eligible for credit against the Trail Fees due. 
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