Receive Update on Park Dedication Credit Discussion for Riverstone Addition Located Near Bunker Lake Boulevard and Puma Street; Case of Capstone Homes (Project No. 17-106)

The purpose of this case is to receive an update on a request for Park Dedication Credit as part of the proposed Riverstone Addition. The City Council is not being asked to make a final decision, rather, to hear an update on recent progress and talking points in advance of official review in May and June. This discussion is a significant topic in review of the project, and both Staff and Developer want to provide the City Council multiple opportunities to review and update talking points. The proposed project consists of a 293 lot subdivision (245 detached single-family and 48 townhomes).

Not all details have been flushed out, nor all exhibits and illustrations complete. This topic report is still abstract in nature, and Staff will attempt to clarify as best as possible some of the details. As noted above, this case is more for update purposes than in-depth policy discussion. Ideally, Staff would have more of these details ironed out before publishing the topic, but the timeline desired by the Developer warrants early discussion.

Staff attempted to notify all Property Owners within 700 feet of the Subject Property of the previous Sketch Plan Review. A Public Hearing on the project is scheduled for Thursday, May 4.

There are a number of layers to the review of this project. This case focuses specifically on Park Dedication and Trail Development obligations. Park Dedication and Trail Development obligations are either handled through Cash Contribution towards existing and planned park spaces or land dedication. The cash contribution option, which is the option prescribed in existing park planning documents, is approximately $1.1 Million.

Attached to the case is the most recent proposal from Capstone Homes. Capstone and City Staff have been working through multiple scenarios, making progress on many points. However, there is still a gap between Staff Recommendation and Developer Proposal. There are some key, significant policies that Staff will need direction on in order to complete these discussions. The general terms of the proposal are as follows.

1. Credit for acquisition and construction of a segment the Lake Itasca Greenway Trail that is located on the Subject Property (supported by Staff)
2. Credit for acquisition and construction of a 'Quasi-Public Park' on proposed Outlot C (potentially supported by Staff with further discussion)
   1. The proposed park is 'Quasi-Public' in that it would be maintained and potentially owned by a Home Owners Association, but open to the public through a public use easement. Details have not been finalized, and would be discussed in more detail in future cases.

Generally speaking, the proposed mechanism for request for Park Dedication Credit for the Quasi-Public Park is not consistent with the City's existing Parks Capital Improvement Plan nor Parks Policy. The Parks Plan currently calls for the Lake Itasca Community Park and the Lake Itasca Greenway as the planned recreational facilities for this area. The broader Parks Policy directs parks planning towards larger Community and Neighborhood Parks serving multiple neighborhoods and provides greater amenities and lower maintenance costs than smaller 'pocket parks' serving individual neighborhoods. A copy of the Parks Plan for the area is attached to the case.

However, citing the uniqueness and size of the Development, the City Council indicated a desire to discuss multiple options to satisfy Park Dedication requirements. Staff is reviewing the current proposal through the following lens (specific to the Quasi-Public Park, not the Lake Itasca Greenway, which is already supported by Staff.

1. If approved, this would represent a new policy for the City. As such, the City should adopt an Interim Policy Statement regarding Neighborhood Parks and public/private partnership parks. The Interim Policy would eventually be formally adopted as part of the Comprehensive Plan Update.
2. The space proposed for credit should be better integrated within the Lake Itasca Greenway in order to receive credit. Staff is concerned with separating this space from the Lake Itasca Greenway by public road. Locating it closer to Puma Street makes it more visible and accessible to the general public.

Over the past several residential subdivision approvals, the City has upheld the policy regarding balance of Neighborhood Parks and Community Parks. Regardless of the outcome of this discussion, the City should ensure equity in application of parks planning policy. There are a few factors that do make this request unique for consideration.

1. The City is in the process of updating its Master Parks Plan. An emerging theme is to evaluate the balance between Community Parks and Neighborhood Parks. There is not a clear consensus on this at this time, but certainly a desire to discuss and clarify.
2. The City Council previously indicated a willingness to review Park Dedication options due to the size of the project.
3. The project is being processed as a Planned Unit Development (PUD) that affords the City to negotiate certain development standards in exchange for a public benefit that exceeds the City's minimum standards. (One such public benefit could be open space or park-like amenities owned maintained by a homeowners association—but available for public use.)
4. The project provides a new variety of housing stock that is unique compared to traditional single-family developments in Ramsey, a key goal of our Housing Plan. The Planning Commission has indicated support for the overall project and approach via PUD, although has not specifically addressed Park Dedication.
5. Most previous zoning inquiries on this property have been for lower density than envisioned for this area. The current project represents a project that better matches the current vision and has taken considerable effort on both sides to get to this point. The lower density scenario (not proposed at this time) would require a Comprehensive Plan Amendment and would only net approximately $875,000 in Park Dedication and Trail Development Fees.
6. Of additional note, is the fact that the Parks Capital Improvement Plan, has many millions of dollars of previously identified 'need' that are unfunded at this time—including projects such as the proposed Lake Itasca Greenway, Lake Itasca Community Park and proposed improvements in The COR, like the proposed splash pad and improvements associated with the water-centric park—all of which would be of recreational benefit to the future residents of the Riverstone Subdivision.

All costs associated with processing the Application are the responsibility of the Developer. If the request for Park Dedication Credit for a small park within Riverstone would be approved, or some variation thereof, there would be no cash outlay from the City. The City would deduct the credit from the Park Dedication and Trail Development Fees due at time of recording of the Plat.
 

No action requested at this time.

No action required. Provide feedback on the overall project prior to Preliminary Plat review.