Agenda - Parks and Recreation Commission - 03/09/2017

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4. The City Council has noted that the City will need to be cognizant of the establishment of a Home Owners' Association due to the private, shared improvements. The City has had negative experiences in at least two projects with these types of improvements when a HOA was not properly established. Mr. Riverblood reviewed this is a conceptual plan at this point. Staff is forwarding at this stage to introduce the concept early, especially in light of mandatory environmental review required by State Law. The Developer desires initial feedback on the concept before starting the official review process. The entire review process (City, State, Watershed, etc.) may mean a construction start date of approximately July 2017 or later. Mr. Riverblood provided a synopsis of key issues and opportunities associated with the aforementioned subdivision process and requirements. Comprehensive Plan Amendment — The proposed concept appears generally in line with the Comprehensive Plan, which guides this area for a mix of medium density residential (3-7 units per acre) and a small portion of high density residential (7-15 units per acre). The boundaries of the Land Use Districts do not match exactly that of the proposed development concept. The Comprehensive Plan will need to be adjusted slightly to reflect the proposal. Planned Unit Development — The site is comprised of a mix of R-2 Residential and R-3 Residential to match the Comprehensive Plan addressed above. While a majority of the proposal appears to meet minimum zoning standards, there are areas that may deviate slightly from minimums. A significant amount of open space, of value to the project, may impact net density. The site is being planned as a whole, and phased over time. Due to these layers of reviewed, a Planned Unit Development may be an appropriate tool to employ at this time. Mandatory Environmental Review — Due to the number of units, which is a mix of attached and unattached units, State Rules require this project to complete an Environmental Assessment Worksheet. Park Dedication and Trail Fees — A total of 334 residential units (estimated) of single family homes + townhomes are proposed to be platted in phases over the next several years. Park Dedication (cash contribution) and Trail Fees would typically be calculated per the existing fee schedule at the time of development of each phase. Preliminary discussions with the Developer indicate they may be requesting some Park Dedication credit for private open space within the proposed plat. Staff has explained the longstanding policy of not requiring or encouraging public "pocket parks", but rather planning for, and providing Park Dedication and Trail Fee credit for building trail connections within the community, and investing in larger, quality neighborhood and community parks. The Developer may still include private open space and park-like amenities within the subdivision; however, the Park and Recreation Commission is likely to recommend either that Park Dedication (and Trail Fees) be satisfied in cash, or specified improvements that have accessible, recreational value to the community outside of the interior of the proposed subdivision. Examples of specified, Park Dedication eligible improvements include: Park and Recreation Commission/February 9, 2017 Page 3 of 6