The site proposes two accesses from an extension of Bunker Lake Blvd. as a local street within a proposed 120 foot right-of-way. Upon development, Outlot A would access an improved Puma St. and Alpine Dr. and Outlot B would access from the extended Bunker Lake Blvd. and potentially an improved Puma St. Full build out of Bunker Lake Blvd is planned as a four lane road with two lanes in each direction. A first phase is being proposed to construct one lane in each direction, with all utilities and curb and gutter, up to the second entrance of the school, which is approximately 2,700 feet. The remaining 1,250 feet to Puma St. would be constructed with a reduced section of no utilities, no curb and gutter, and a twenty four foot wide section of asphalt with 6 inches of class 5 and 2” of bituminous. Puma Street would then be upgraded to minimum City paving standards to Alpine Drive (including a trail) to serve as a secondary access into the project area. In addition, the westerly leg of the Bunker Lake and Armstrong Blvd intersection will be constructed full width, based upon the revised traffic analysis and ultimate intersection design. Final design standards will be determined through the assessment project petitioned by the Applicant.

 

To satisfy the park dedication requirements, City Council agreed to accept the conveyance of Outlot C, equal to 4.175 acres of property. The City can either sell the outlot outright for cash to be put back into the park dedication fund, or utilize the land as an additional park which may be necessary for that area. This allows the Council and future Council more flexibility and still fulfills the dedication requirement. It is important to note that the proposed location of the outlot satisfies a need to extend an existing park (Lake Itasca Park) in order to create a safe pedestrian crossing from Lake Itasca/North fork to future development south of Alpine Drive as well as The COR. In addition, there may be a need for additional park land in this area based on proposed densities of residential development and separation by roadways and other barriers to existing parks. This was approved at the preliminary plat stage at the October 26th, City Council meeting.

 

As for satisfying Trail Development obligations, the Applicant proposes a trail on the north side of Bunker Lake Blvd to Puma St and then north to Outlot A along Puma Street. Consistent with the City’s comprehensive trail plan and 2030 Comprehensive Plan, an off road trail easement is shown on the northern edge of the wetland on Lot 1 and the southern edge of Outlot A. The cost of the Puma Street trail is approximately $56,400 and the estimated trail fees are $70,000. The applicant has requested that the City Council waive trail fees in return for the construction of the Puma Street Trail.

 

Traditionally, credit to Trail Development Fees has been given when off-site trails are constructed. In this instance, a portion of the trail along the north side of the extension of Bunker Lake Boulevard is on a separate parcel of land, and would be eligible for credit. There would be approximately $12,000 of credit eligible to the applicant for the off-site improvements. Staff would recommend keeping with City policy of charging the trail fees and applying the trail credit.

 

Municipal Water and Sanitary Sewer will need to be extended from Armstrong Blvd to serve the proposed subdivision. The cost of the utility extensions will be paid by the Applicant, with any over-sizing necessary to serve the larger service district being paid by the City’s corresponding Utility Funds. Drainage and utility easements must be 10’ in width abutting dedicated right-of-way, 5’ in width along both side and rear lot lines, and encumber the 100-year flood zone for all existing and proposed surface waters.

 

The site shows 541 parking stalls in phase one and 245 in the second phase for a total of 786. The Bus Parking/loading/limited after-hours parking area is not included in the above counts. Currently, City Code is silent on parking requirements for school uses. Staff believes the number of spaces proposed to be adequate. Upon total site build-out, it will be equal to approximately 3 stalls per 1000 net square feet of building area.

 

Building appears to meet exterior finish requirements, it has a combination of stucco, masonry and precast columns with aluminum storefronts and metal roof (on the hockey rink). Also, various portions of the building are shown to be at 38 and 40 feet in height (gym and classroom roofs, which are flat roofs), which exceeds the maximum allowed building height of 35 feet. The ‘main’ portion of the roof is just under 32 feet in height, but there those two aforementioned areas that are over 35 feet. The temporary dome structure is expected to be less than 65 feet in order be compliant with City code and the applicant has indicated that it will comply. City Council will have to approve the use of the temporary dome structure for part of the year as the material is not permitted by City Code.

 

A tree preservation plan has been submitted and is generally acceptable with comments and changes outlined in the Staff Review Letter. No density transition is required for this project. However, a bufferyard is required around the common property boundary with an existing single family home located on Puma St. The site plan proposes a forty (40) foot wide bufferyard, consistent with City Code, with landscaping. The applicant has requested to seed instead of sod which requires approval of City Council. Staff recommends allowing the seeding everywhere except the boulevard area.

 

 

1. Council approve the site plan and major plat contingent upon City Staff Review Letter Dated December 8, 2010, recognizing that it would incorporate the following:

• Council will waive the requirement for sodding the site everywhere except the boulevard area and allowing seeding.

• Council will deviate from Council policy on the calculation of fees from gross area to net developable area as outlined in the Staff review letter.

• Council will be approving the reduced road section for the last 1,250 of Bunker Lake Blvd. to connect to Puma.

• Council will be modifying the policy of requiring devlopments to extend utilities through the entire site by allowing the developer to stop the utilities at the second entrance to the school on Bunker Lake Boulevard.

• Council will deviate from Council policy on the calculation of stormwater fees based on the permeable area.

• Council finds the building materials acceptable, including the use of the temporary dome structure.

 

Furthermore, Staff recommends not to waive the entire trail development fee, and credit only those portions of trails constructed off-site.