9.B.2. PRSR 07.10.2002 City of
Elk Item # 9.B.2.
River MEMORANDUM
TO: Planning Commissi nn
FROM: Michele McPhersoi4,'Director of Planning
DATE: July 10, 2002
SUBJECT: Consider Park Dedication, Preliminary Plat-Twin Lakes
Crossing, Case No. P 02-05 (Revised)
Request
The Commission is asked to review a revised plan of Twin Lakes Crossing and affirm its
recommendation for park dedication purposes.
Attachments
• Location Map
• Minutes of May 8, 2002 Park and Recreation Commission Meeting
• Ordinance Standards
• Revised Preliminary Plat - Twin Lakes Crossing
• Existing Conditions/Grading Plan Indicating Outlot B
• Original Plat of Twin Lakes Crossing
Analysis
The preliminary plat of Twin Lakes Crossing has been revised due to review of the proposal
by the Wetland Technical Evaluation Panel. The Commission may recall that the original
proposal included 286 lots on 100 acres of property. The revised proposal now has 255
units on the same amount of property.
The revised proposal includes two park areas; Outlot A,which was in the original proposal
at 4.46 acres; and Outlot B located on the westerly edge of the property at 2.05 acres. The
Commission may recall that the recommendation in May was to recommend 6 acres at the
end of Street A and to include privately owned tot lots within the multi-family portion of the
project.
Pack&Recreation Commission Minutes
May 8.2002
Page 4
COMMISSIONER SLADEK MOVED TO ACCEPT STAFFS
RECOMMENDATION OF CASH DEDICATION FOR THE SUBDIVISION
REQUEST. COMMISSIONER BRIGGS SECONDED THE MOTION.TH
MOTION CARRIED 6-0.
9.B.4. Preliminary Plat—Grace Addition Case No. P 02-10
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 . eet intersection. The
property is owned by Grace Assembly of God Church an. s currently vacant. Ms.
McPherson stated that the City has been negotiating w 1 the church for over two years in
regards to purchasing a portion of the property fo .ark purposes. The Commission found
the site to be unique in its topography and its v-•etative characteristics.
Ms. McPherson stated that staff has w. -ed with the church to identify an 11 acre parcel of
land in the northwest portion of the ite for purchase by the City. Pedestrian access will be
provided for the 11 acres of pa-.and at 1901h Avenue NW. Development plans have not
been developed by staff yet :.r this property, however, discussion has included a
playground, pickup ball 7eld, park shelter, etc. Staff recommends the Commission continue
to endorse the pure.se of Lot 2 by the City for park purposes.
COMMISS INER BRIGGS MOVED TO CONTINUE ENDORSEMENT OF
THE P . ' CHASE OF LOT 2 BY THE CITY FOR PARK PURPOSES AND TO
FU: HER THE EASEMENT AND TRAIL CONNECTION. COMMISSIONER
EK SECONDED THE MOTION.THE MOTION CARRIED 6-0.
9.B.5. Preliminary Plat—Twin Lakes Crossing (Becker Property). Case No. P 02-05
The subject property for 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 of which 37.30
acres are wetland. The property is currently a farmstead with an existing single-family 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 City's Outlok K,Trott Brook Farms, be used for
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 statute 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 multi-family units in the middle would not
be served by the park since the 4.46 acres is located at the far end of the property. It was
discussed that the Commission may want to see a total land dedication or a larger land
dedication than the 4.46 acres.
Doc Bauman,Vice President of Tollefson Development, was in attendance. Doc stated
that he is purchasing approximately 100 acres rather than the 109.49 stated. Mr. & Mrs.
Becker will continue to live on the little over time acres remaining. Mr. Bauman also stated
that if the Commission recommends land dedication for the entire 10% allowed, that the
project would fall apart. Mr. Bauman would like to do 4.46 acres of land with the remaining
in cash dedication. Doc also suggested that he could add some tot lots to the multi-family
open spaces that would be more centrally located.
Park&Recreation Commission Minutes
May 8,2002
Page 5
COMMISSIONER'WESTER 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.
Staff will work with the developer on the placement of the tot lots.
9.B.6. Preliminary Plat—Mississippi Oaks 3ve Addition. Case No. P 02-11
The subject property is 27 acres located south of Mississippi Road and east of Fresno Street,
at the Denver Street Alignment.The property is currently vacant and has been left f ,ow for
several years. The proposed subdivision will create 51 lots and will be the third adn Lion of
Mississippi Oaks.The property is located within Park Service Area 3,which indi,ates that
the park needs would be met with the Mississippi Oaks 2°'Addition. Two p s are within
close proximity of the property; Fresno Park and Mississippi Oaks Park. St ' is asking that
the Commission provide direction regarding the park dedication require 'nts for the
Mississippi Oaks 35d Addition.
Commissioner Anderson inquired about what happened to a previ. s recommendation for
this property back from 1993. The recommendation 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 off of Concord Street.
It was suggested that the Commission tour the land bef'.re the Planning Commission
meeting and give Michele McPherson a verbal recom' endation to pass on to the Planning
Commission. Ms. McPherson will get permission f •m the landowner for the Commission
to tour the property at their leisure.
9.C.1. Orono Park Master Plan Alternatives
Chris Leeseberg, City/Park Planner, pr .ented the Commission with three new concepts for
Orono Park. Mr. Leeseberg asked th- ommission 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.2. Tree Forts in Park Trees
Commissioner Anderson stated that both staff and citizens have brought to his attention
that there are issue- ith tree forts in the ciN parks. He showed the Commission photos of
existing tree fort ocated in parks and asked that they recommend what they would like
done.The Commission agreed that forts are a nuisance and can be a liability for the City. It
was also not that if the forts were to be removed by staff that the park boundaries be
marked.
CONIMISSIONER BRIGGS RECOMMENDED THAT STAFF FIND PARK
BOLNDARIES AND ELIMINATE ALL TREE FORTS WITHIN THEM.
COMMISSIONER SLADEK SECONDED THE MOTION. THE MOTION
CARRIED 6-0.
iTh \J7
U u ORDINANCE 00 -07
CITY OF ELK RIVER
AN ORDINANCE OF THE CITY OF ELK RIVER AMENDING
SECTION 1008.18 OF THE CITY CODE OF ORDINANCES
CASE NO. OA 00-1
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. Section 1008.18 of the City of Elk River Code of Ordinances
shall be amended to read as follows:
1. In every plat, replat or subdivision of land to- be developed for
residential, commercial, or industrial uses, or as a planned unit
development which includes such uses or any combination thereof,
it is reasonable to require that an amount of land equal in value
to ten percent (10%) of the undeveloped land proposed to be
subdivided shall be set aside and dedicated by the tract owner or
owners to the City for parks, playgrounds, trails, or public open
space.
2. If the City Council, in its sole discretion, determines that
the land proposed to be dedicated is unsuitable for parks,
then the tract owner or owners shall contribute to the City,
in lieu of park land dedication, an amount of cash not to
exceed the fair market value of the undeveloped land
required to be dedicated, as the City Council shall
determine by resolution from time to time.
3 . Previously platted Residential Property on which park
dedication has not been received by the City, being
replatted with the same number of lots and the same number
of dwelling units, shall be exempt from all park land
dedication requirements . If the. number of lots or the
number of dwelling units is increased, then park dedication
shall be made based on the number of additional lots or the
number of additional dwelling units.
4. Prior platted Commercial and Industrial land on which park
dedication has not been received by the City, being
replatted with the same land area, shall be exempt from all
park dedication requirements. If land area is being added
to a previously recorded plat, then additional park
dedication requirements shall be based on the additional
land being added.
5 . Any monies paid to the City in lieu of park dedication shall
be placed in a special fund and used only for the
acquisition of land for parks, playgrounds, trails, public
open space; for the development of such areas and sites; and
for debt retirement in connection with land previously
acquired or developed for such public purposes . Any monies
specifically paid to the City for trails shall be used only
for the acquisition of land for trails and for the
development of such land.
6 . For purposes of this Ordinance, "fair market value of the
undeveloped land" is defined as the fair market value of the
land within such plat, replat, or subdivision as of the date
the plat, replat, or subdivision is presented to the City
Council for approval of the final plat, as determined by the
City Assessor in the same manner as he determines the fair
market value of land for tax purposes.
7 . In addition, in every plat, replat, or subdivision of land,
the land required for public streets, regional storm water
holding ponds and wetlands shall be set aside and dedicated
on the plat by the owners to the City for these purposes.
These areas will not be credited towards park dedication
requirements.
8. The suitability of land proposed to be dedicated for park
and recreational purposes shall be determined by reference
to the following criteria:
a) reasonably located and suited for its intended use.
b) shall have frontage on public or private roads as
determined by the City.
c) size, shape, topography, geology, hydrology, tree
cover, access, location.
d) consistency with the goals and objectives of the
Master Park and Recreation Plan.
9. As part of the subdivision or plat approval, the tract owner
or owners shall be responsible for making certain
improvements to land dedicated for park, trail and public
open space purposes including, but not limited to, finish
grading, ground cover, construction of trails and clearly
identifying park and trail boundaries with City approved
markers.
10. Park dedication credit shall not be granted for the
construction of recreational facilities unless specifically
approved by the City Council. The submission for review by
staff and the Park and Recreation Commission shall include
an estimate of installation costs, equipment specifications
and a site plan. The Park- and Recreation Commission shall
review such improvements for appropriateness with the Park
and Trail Master Plan.
11. As part of the application procedure at the time of
preliminary plat, the tract owner or owners are encouraged
to confer with City staff and the Park and Recreation
Commission to secure a recommendation as to the location of
any property that should be dedicated to the public for park
and recreation purposes.
12 . As part of any park dedication of land, a survey at a scale
of 1 inch = 50 feet shall be provided with topographic data,
based on City datum, including contours at vertical
intervals of at least (2) feet, water courses, wetland,
marshes, rock outcrops, easements, utilities and vegetative
data. This data shall also be provided in a format, which
is readable, by Arc View GIS. Portions of any property
dedicated to the public for park and recreation purposes to
be used for borrow and fill activities elsewhere in the
development shall be clearly identified.
Section 2. That this ordinance shall take effect upon publication as
provided by law.
Passed and adopted by the City Council of the City of Elk River this Zt&day of
March, 2000 _
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Step l nie HIinzing p
Mayor
Sandra A. Peine
City Clerk
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City Location Map N
River Case Number P 02-05 TWIN LAKES CROSSING
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