Agenda - Council - 10/26/2010 - Laserfiche WebLink

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The above would occur when the land use, densities, street alignments, and area parkland needs are known or determined. In other words, when the other outlots are developed, or the area further west is developed. 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. 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. However, as the easement is proposed as 10 feet and Staff would like this easement to be a minimum of 20 feet and requests the trail to be built with the proposed improvements, which construction costs could be credited against the required trail development fees. Further, additional trail easements would be required along the east side of Lot 1 so that a continuous route is maintained through the site from Puma/Alpine to Bunker /Armstrong. 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. In addition, the Applicant has agreed to construct an off-site trail along the west side of Armstrong Boulevard from Bunker Lake Boulevard to Alpine Drive. The section constructed off -site would be credited towards the Trail Development Fees. It appears that the trail fees scheduled to be collected with the project would come close to completing this connection, with some gap financing necessary on behalf of the City. This is a critical connection/gap in our existing trail network and would create an important connection to the Lake Itasca area. 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 developer, 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. We are in receipt of a zoning amendment application to rezone the property to Public /Quasi Public, which does include both public and private schools as a permitted use. The property is currently zoned R -1, R -2 and R -3 Residential and is located in the Metropolitan Urban Service Area. The City of Ramsey Comprehensive Plan designates this area for low, medium and high - density residential development with a density of up to 15 units per acre. Furthermore, the proposed development represents a change in land use and thus, also requires an amendment to the 2030 Comprehensive Plan. The request is to change the land use designation from Low, Medium and High Density Residential to Public /Quasi Public on a portion of the subject property. 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.