Agenda - Planning Commission - 02/02/2017

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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 areas that may deviate slightly from minimums In addition, a significant amount of open space, of value to the project, may impact net density. Finally, the site is being planned as a whole, and phased over time. Due to these layers of review, 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 completed an Environmental Assessment Worksheet. A brief synopsis of this process is attached to this case. 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: • Pedestrian underpass below Alpine Drive connecting Lake Itasca Community Park with the proposed plat and existing trail(s) Staff is now evaluating a roundabout concept on Alpine Drive. • Segments of the proposed greenway trail between Lake Itasca Park and The COR (within or adjacent to the proposed plat) • Improvements to Lake Itasca Park, E.g. boardwalk or pier connection to the lake, canoe/kayak station, parking areas, or park development plans • Trailside improvements to the trail alongside Puma St., which is also an element of the Mississippi River Trail (and U.S. Bikeway #45) • Any number of potential enhancements/development to the park system in The COR, Eg. splash pad, site development for the water -centric park, or the proposed Municipal Plaza (Happy Days location) —all of which would be of benefit to new residents of Capstone's proposed project. Arterial Infrastructure Cost Share The development of the Capstone project, and the City's future business park, will result in the need to construct/ upgrade arterial infrastructure located along Bunker Lake Boulevard/ Puma Street. Resolution of cost -share agreements for the proposed arterial infrastructure improvements is outstanding and will be subject of negotiation. On 12/13/2016, the Council authorized Bolton & Menk to update their arterial infrastructure study for this area, to aid that discussion. That study should be completed, and back to the Council, by early March (potentially February). Capstone is paying for 50% of that update study. As outlined with the Council in the 12/13/2016 work session, the City should anticipate the need (or request) to fund the initial cost of arterial infrastructure related to the new business park that impacts the Hageman Holdings properties. Hagemann Holdings has indicated that they would oppose any additional assessments at this time. Likewise, Capstone representatives have indicated to staff they would not be able to move forward with their proposed development without sharing the cost of the arterial infrastructure needed to reach the development.