Recommend Park Dedication and Trail Fees for the proposed Villas at North Fork subdivision; Case of Paxmar, LLC
 

The purpose of this case is to provide a Park Dedication and Trail Fee recommendation for a proposed Sketch Plan (100 lot subdivision) known as Villas at North Fork.

Note that the Planning Commission will have reviewed this proposed plat as a Sketch Plan on November 2nd, 2017. This review also includes consideration of two very important steps that would be required for the proposed subdivision to have the densities and lot sizes as depicted in the Sketch Plan, these are:

1. Comprehensive Plan Amendment from Rural Developing to Medium Density Residential
2. Zoning Amendment from Planned Unit Development to R-2 Residential

Community Development Director Tim Gladhill is anticipated to be the Park and Recreation Commission meeting, and can provide an update on the Planning Commission's action and other aspects of this proposed project.

 

Staff attempted to notify all Property Owners within 700 feet of the Subject Property of the Sketch Plan Review.

Sketch Plan Review

Sketch Plan review affords the Planning Commission and Park and Recreation Commission the opportunity to provide recommendations on the general layout of the project before the Developer incurs expenses related to the preparation of the Preliminary Plat (next step). The Preliminary Plat is the most important approval granted to a project, as it gives entitlement to the project. The Final Plat is the legal instrument recorded to subdivide the property into multiple parcels and includes construction-ready plans.

The plan for Parks and Trails in the area

As the Commission may recall, considerable planning and community discussion went into envisioning the future park and trail system in this area.  In summary, without respect to housing density, the understanding was that the future Lake Itasca Park, together with the Lake Itasca Greenway would satisfy the park needs and associated connections to the rest of the community for the existing and future residents west of Armstrong Boulevard and south of Alpine Drive. This planning endeavor led to the acquisition of the remaining land to bring the future Lake Itasca Park to abut Alpine Drive and consist of a total of 73 acres.

As part of the aforementioned acquisition, Park Dedication and Trail Fee credit was deemed satisfied for 16 residential lots on the land now considered for the proposed Villas at North Fork. As the park and trail land needs are met, or will be meet once the Lake Itasca Greenway is in place, staff is accordingly recommending that Park Dedication and Trail Fees be satisfied by a cash payment.

Required Improvements 

For approximately two decades, developers (residential, as well as commercial/industrial) have been required to pave a trail along any arterial streets or roadways in the City, as part of basic infrastructure.  The same with sidewalks along at least one side of the street for those areas within the residential Urban Service Area.  These two elements of infrastructure are not eligible for Park Dedication or Trail Fee credit, but shall be required to be installed as a Stage 1 improvement of the plat.

The Commission will note a small passive area of open space within the proposed subdivision, as well as internal trails within the proposed plat.  These are not credit eligible, and at this time, it is not known if the trails would be closed for public use.

The Developer will be responsible for the costs of construction of all infrastructure internal to the site.

 

Motion to recommend to City Council, that Park Dedication and Trail Fees consist of a cash contribution per lot, less the 16 units for which these development fees have been previously satisfied, in an amount specified at the time of platting.