10.B.1. PRSR 03-10-2004Item # 10.6.1.
ver
MEMORANDUM
TO: Park and Recreation Commission
FROM: Chris Leeseberg, Planner (~
DATE: March 10, 2004
SUBJECT: Concept Plan for Becker Property
Request
Ryan Companies will be in attendance to present a concept plan for the Becker Properly.
The Commission is asked to give feedback on the concept plan. Previously, the
Commission reviewed a development proposal for the site by Tollefson Development. At
that time, the Commission requested six acres of land and the remainder in cash dedication
with a condition that two tot-lots are placed in the denser areas of the development and that
a second trail connection to Chrtlot-k is provided.
Attachments
• Applicant's Narrative
• Park & Recreation Minutes from Tollefson Proposal
• Concept Plan
• Aerial Photo with Comprehensive Park Plan Superimposed
Becker Property
Elk River, Minnesota
Property Ownershi
The 109.49 acre Becker Property is currently owned and occupied by Gerald and Mary Becker. Ryan
Development, Inc. has a purchase agreement on the easterly approximately 103 acres. The westerly
approximately 6.49 acres including the existing farmstead where the Becker's live will be retained in then
ownership. The contemplated site plan will accommodate access to [he homestead site, should future
development occur.
Existine Conditions
The Becker Property is located along the east side of Twin Lakes Road (CSAH 13) immediately north of
Trout Brook Farm. The natural chazacter of the site is dominated by a combination of 37.30 acres of
wetlands and 72.19 acres of ro0ing wooded hillsides and open fields. Generally, the open fields occur in
the northwesterly 40% of the site intertwined with three wetland areas. The southeasterly 60% of the site
consists predominately of wooded hills and wetlands. The southern boundary is adjacent to Trout Brook
Farm, presently under development by home builder D. R. Horton Homes. Specifically, the westerly half
of the contiguous portion of Trout Brook Farm is platted as single family detached lots and the easterly
half is park land. Smith Drive is a north-south residential street platted within Trout Brook Farm to give
access to the Becker Property. Access along Twin Lakes Road is also possible. Five existing large lot
single family residential pazcels fronting onto Twin Lakes Road are along the westerly boundary. Large
undeveloped parcels exist to the east of the property.
Concept Plan Proposal
The Concept Plan for the Becker Property is based on a low density residential use, specifically 2.34
units/upland acre. The proposed housing is divided into two types - i 16 Twin Homes and 53 Single
Family Detached homes (SFD) for a total of 169 homes. The Twin Homes are located in the open field
areas of the northerly portion of the site while the 53 SFD homes will allow [he residents to enjoy the
setting of the wooded hillsides and wetland views. This provides for a mild density transfer from the
wooded hills to the open fields, while maintaining a unit level necessary for the viability of the community.
Primary access is designed off of Twin Lakes Road along the northwesterly perimeter of the site. A
monumented island entrance with ample vegetation will give the community a sense of arrival and
grandeur for which the residents will be proud to call home. Secondary access will be to the south via
Smith Drive in Trout Brook Farm.
All the streets on the Concept Plan are shown as public streets within 60' wide right-of ways with 30' front
setbacks. However, by using a 20' front setback to the house and 25' to the garage from a 50' right-of way
would greatly minimize tree loss and help maintain the natural beauty of the site. The SFD lots are based
on 85' widths and 125' depths for an average of IQ,625SF per lot. This allows more azea to be within
association care or park land status, again to protect the natural amenity.
All of the residential units within the community will belong to a homeowners association that will assure
exterior maintenance of the Twin Homes and association areas surrounding the Twin Homes and SFD lots
including [he monumented landscaped entrance along Twin Lakes Road.
Park dedication is proposed to be the southeasterly approximately 7 acres of the site to augment the existing
adjacent park land dedicated within Trout Brook Farm. Also, sidewalks are proposed on one side of all the
streets within the community as well as an off street trail to the park.
Housing Units
The community will offer two housing types for two different targeted consumer groups. Presently, Ryan
Development, lnc. is in discussions with D.R. Horton Homes to provide this community as an expansion of
the existing Trout Brook Farm.
The proposed 116 Twin Homes are based on Horton's Deerfield Twin Homes that have been extremely
well received by the active adult buyers in Prior Lake. The units are approximately ]700SF and priced
from $275,000 - $325,000. The Twin Homes are one level living with basements. This product will allow
Horton to expand to a consumer group not presently served in Trout Brook Farm.
The 53 Single Family Homes will be provided as an expansion of the inventory of Horton's most
successful Capitol Series at Trout Brook Farm. Targeting the move-up families, these homes range in size
from 2206SF to 2423SFplus basements and are priced from $275,000 - $375,000.
Development Timin¢
Ryan Development, Inc, appreciates this Concept Plan review to allow for plans to be prepazed reflecting
the City's comments. Ryan would like to make application at the latest by April 26, 2004 and proceed to
Planning Commission May 25, 2004 and Council June 21, 2004.
Respectfully submitted,
EVELOP NT, INC.
r
Dennis R Griswold, RLA
Director of Land
Park ik Reeceauon Comcnssion bfinutes
N[ay 8, 2002
Page 1
COMMISSIONER SLADEK MOVED TO ACCEPT STAFFS
RECOMMENDATION OF CASH DEDICATION FOR THE SUBDIVISION
REQUEST. COMMISSIONER BRIGGS SECONDED THE MOTION. TH
MOTION CARRIED 6-0.
2B.4. Preliminary Plat - Gnce Addition Case No. P 03-10
The subject property is approximately 33.91 acres and is located e of the Royal Oaks
Ridge subdivision and west of County Road 13 near the Tyler eel intersection. The
property is owned by Grue Assembly of God Church an ~s currendy vacant. Ms.
McPherson stared that the City has been negotiating w i the church fox over two years in
xegazds to purchasing a portion of the property to ark purposes. The Commission found
the site to be unique in its topography and its v etative characteristics.
NIs. McPherson stated that staff has w -ed with the church to identify an 11 acre parcel of
land in [he northwest portion of th rte foc purchase by the City. Pedestrian access will be
provided for [he 11 acres oEpa and at 190'h Avenue NW. Development plans have not
been developed by staff yet r this property, however, discussion has included a
playground, pickup ball -e1d, park shelter, etc. Staff recommends the Commission continue
to endorse the puxc . se oELot 3 by the City foc park purposes.
CONIMISS NER BRIGGS MOVED TO CONTINUE ENDORSEMENT OF
THE P CHASE OF LOT 2 BY THE CITY FOR PARK PURPOSES AND TO
FUG HER THE EASEMENT AND TRAIL CONNECTION. COMMISSIONER
EK SECONDED THE MOTION. THE MOTION CARRIED 6-0.
9.B5. Prehminlrv Pht-Twin Lakes Crossing~Becher Pcopertvl Case No P 02-03
The subject property Eox the proposed subdivision is located south of County Road 13 at the
Tyler Street intersection, north of Trout Brook Farms. It totals 109.49 acres ofwhich 37.30
acres- axe wedand. The property is currently a fazms'tead with an existing single-fanvly home
and assorted agricultural buildings. The proposed subdivision will be comprised of 286 lots;
both single-family and townhome lots. It is proposed that Oudot A, 4.46 acres located in the
southeast corner of the site adjacent to the Cin's Outlok K, Trott Brook Farms, be used fox
park purposes with the remainder of the amount taken in cash dedication. The 4.46 acres
would be approximately 41°% of the amount allowed by s'tantte with the remaining 59%
being accepted as cash dedication ($259,859.60). Staff recommends that if the Commission
finds the land acceptable that the Commission recommend a split land and cash dedication.
The Commission was concerned that some of the mulri-family units in the middle would no[
be served by the park since the. 4.46 acres is located at the far end of the property. It was
discussed drat the Commission maV want to s'ee a total land dedication or a larger land
dedication than the 4.46 acres.
Doc Bauman, Vice President of Tollefson Development, was in attendance. Doi stated
ehaC he is purchasing approximately 100 acres rather than the 109.49 stated. Mr. & NLrs.
Becker will continue to live on the little over nine acres remaining. Mr. Bauman also stated
that if the Commission recommends land dedication fox the entire 10°% allowed, that the
project would fall apart. NIr. Bauman would like to do 4.46 acres oFland wixh the remaining
in cash dedication. Doc also suggested drat he could add some tot lots to the multi-family
open spaces that would be more cen¢ally located.
Pali: & Receeanon Commission blinuces
May S, '_003
Page S
COMMISSIONER KUESTER MOVED TO RECOMMEND THAT THE CITY"
ACCEPT SIX ACRES IN LAND DEDICATION AND THE REMAINDER IN
CASH DEDICATION WITH THE CONDITION THAT TWO TOT LOTS ARE
PLACED IN THE DENSER AREAS OF THE DEVELOPMENT AND THAT A
SECOND TRAIL CONNECTION TO OUTLOT K IS PROVIDED.
COMMISSIONER ANDERSON SECONDED THE MOTION. THE :MOTION
CARRIED 4-2.
StaEE will work with die developer on die placement of the tot lots.
2B.6. Preliminary Pht - Nlissis-ip~i Oaks 3^' Addition Case No P 03-11
The subject pxoperry is 27 acres located south of Mississippi Road and east of Fresno Street,
at the Denver Street.4lignment. The property is currendy vacant and has been left E ow Eor
several years. The proposed subdivision will create 51 lots and will be the third ad lion of
Mississippi Oaks. The pxoperry is Located within Park Service Area 5, which indi ates that
the park. needs" would be met with the Mississippi Oaks 3^s Addition. Two pa ~ s are within
close proamiry of the property: Fresno Park and LVlississippi Oaks Paxk. St. is asking that
the Commission provide direction regazding the park dedtcation require nts kor the
Mississippi Oaks 3°~ Addition.
Comnssioner Anderson inquired about what happened to a previ s recommendation Eor
this property back Erom 1993. The recommendadon from July 1 3 stated that one acre of
land would be dedicated with the remainder in cash with the u derstanding that there would
be access oEf of Concord Street.
It was- suggested that die Conunission tour the land bet re the Planning Commission
meeting and give btichele McPherson a verbal recom endation to pass on to the Planning
Commission. tMs. blcPlaexson will get permission f m the landowner for the Commission
to tour the pxoperry at their leisure.
9.C.1. Orono Park Mns[ex Plan Alternatives-
Chris Leesebexg, Ciry/Park Planner, pr ented the Commission with three new concepts fox
Orono Park. iV'Ir. Leeseberg asked th ~ommis'sion to again provide feedback on their
Likes/dislike of the concept plans. e general consensus was that the Commission liked
Option Three with a few change. Chris will take the suggestions and draw up the final
concept plan for the June mee ~ g.
9.C?. Tree Forts in Park Trees
Commissioner finder on stated that both staff and udzens have brought ro his actendon
that there are issue' ith tree foots m the city parks. He showed the Commission photos of
casting tree fort orated in parks and asked that they recommend what they would like
done. The Co ssion agreed that forts are a nuisance and can be a liability Eor the City. It
was also noted that if the torts were to be removed by staff that the park boundaries be
marked. ~/
COby14tISSIONERBRIGGS RECOMMENDED THAT STAFF FIND PARK
BO NDARIES AND ELIMINATE ALL TREE FORTS WITHIN THEM.
COMMISSIONER SLADEK SECONDED THE MOTION. THE MOTION
CARRIED G-0.
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