9.B.1. PRSR 07-11-2001 • J, Item #9.B.
City of
River
MEMORANDUM
TO: Park and Recreation Commission
FROM: Michele McPherson, Director of Planning
DATE: July 1 I, 2001
SUBJECT: P 01-05
Consider Park Dedication for Elk River Station
Request
The Commission is asked to consider park dedication for Elk River Station,a mixed use Planned
• Unit Development.
Attachments
• Location Map
• Master Park Plan Excerpt
• Elk River Station Layout Summary of Open Space
• Budget of Amenities - Elk River Station
• Section 1008 of Elk River City Code- Park Dedication
• Preliminary Plat
• Preliminary Grading Plan
Overview
Elk River Station is located on approximately 66 acres at the intersection of 171`Avenue and
Twin Lakes Road. Most of the site is located east of Twin Lakes Road. The project is
composed of apartments,two types of townhomes,a senior cooperative and retail/office uses.
Analysis
The Commission,on a preliminary basis,reviewed the project at its June 13,2001 meeting. At
that time,the Commission indicated that cash would be the preferred alternative for dedication
• purposes.
Park and Recreation Commission/P01-05
July 11,2001
Page 2
• The developer is currently detailing the amenity portion of the project and information about
the open space and trails. Detailed drawings of each"park"area will be provided at the meeting.
Summary of Project
To summarize the project:
Total Area: 65.75 acres
Wetland: 14.92 acres
Townhome Units: 194
Apartments: 228
Senior Cooperative: 70-80 Units
Commercial/Office: 8.35 acres (approximate)
The developer is proposing eight areas of open space outside of the wetland to be preserves. Of
the eight,three will have water covering 50%or more of the space. Some of the open spaces
have been "programmed" with a tennis court, volleyball court, and ball field.
Dedication Options
The Commission has a number of options to consider: cash, land, or a combination of both.
• Cash
The total cash dedication for this project would be:
Residential: $730,590.00 ($1,470.00 x 497 units)
Commercial: $25,050.00 ($3,000 x 8.35 acres)
Total: $755,640.00
These numbers are based on current numbers and are subject to change based on the Council's
actions regarding fees.
Land
The total area of the site is 65.75 acres. Land dedication would total 6.57 acres. As designed,
the area would be divided into small parks, the largest being approximately one acre. The
developer has indicated that the total area of woods,trails,&greens is 9.3 acres. Staff would not
"count" the woods in the park dedication total, and would consider the "greens" as parks.
Combination
The developer has provided the attached budget of amenities. The budget is broken down by
open space (see key of open spaces) and includes landscaping,irrigation,trees,and amenities.
Staff spoke with other cities with similar projects regarding their cash dedication requirements.
The project most similar is in Hugo and is titled"Victor Gardens". That project is 220 acres,
with 50 acres wetland and stream (170 acres developable). The project has 25 acres of"green
• space", of that; the City accepted 10 acres for Public Park. Hugo has a 7% land dedication
S:\PLANNING\MICHMC\PARKNREC\Land Use Cases\P 01-05a.doc
Park and Recreation Commission/POI-OS
July 11,2001
Page 3
requirement, which would have required 12 acres of land, but they accepted 10 acres with
amenity improvements.
The most recent Elk River project of a similar nature would be Trott Brook Farms. For that
project,the City accepted 12.93 acres of a possible 36 acres of land. In order to determine the
cash portion, a value was set for each of the acres based on upland, wetland, pond, and trail
corridor ($286,271.24). This was subtracted from the total park dedication of$540,000.00
leaving a net cash contribution of$253,728.76.
In this case,the Commission could accept the larger open areas as park and subtract the cost of
the proposed amenities(trails,tennis court,and volleyball court)and the value of the accepted
land from the overall cash total of$755,640.00. This should leave the City with some cash for
park development and acquisition elsewhere in the City. Cash would be collected based on the
number of lots that were final platted,and therefore would be"phased in" as the project was
phased.
Staff has notated the budget as to what the City would/could consider as eligible park dedication
items. The Commission should discuss this further. The total"credit" of the items noted on
the budget is$236,300.00. Staff also suggests accepting open spaces 2,4,7, &8 for public park
as well as the asphalt trail. The total budget for these open spaces is $299,260.00 plus the
asphalt trail equals$342,460.00. If this were subtracted from the cash calculation,the net result
would be$413,180.00. None of the above numbers calculate a"value" of the land area given.
• Recommendation
Staff recommends that the Commission recommend the combination option for park dedication
for Elk River Station and negotiate with the developer the final cash contribution. The
developer and staff will also need to further discuss maintenance of these spaces.
S:\PLANNING\MICHMC\PARKNREC\Land Use Cases\P 01-05a.doc
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Case Number: P 01- 05
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FROM : DDI PUTMAN PLNG. & DESIGN PHONE NO. : 715 381 6829 Jul. 06 2001 02:43PM P2
Page 1 of 3
Elk River Station
Concept park planning and concept cost estimates
for Pratt Homes and Oakwood Development with Passe Engineering
by Marc Putman. L.Arch. Putman Planning and Design
Park/Green #r1
• Bus/mall structure with trash container, irrigation control, bulletin BD
• +2 benches: $10,000 + $1600 $11,600+2@$800
• Irrigation: $2,500 $2,500
• Lights: 40$2,500$10,000 $10,000
•2 picnic tables 20$2,000=$4,000 $4,000
• Planting trees (in street trees)
Shrubs 40@70 $2,000
Sod .29/AC=1400 YD2 x$3 $4,200
Mulch w/flowers 444 SF04.50 $2.000
Sidewalks - in overall sidewalk budget.
$38,000
Park/Green #2 idcerT 1eS., P41.44_
• Bus/mail structure with trash, irrigation control, bulletin + 4 benches $11,600
• Irrigation $6,000
•8 benches 0$800 $6,400
40.3 picnic/game tables0$2,000 $6,Q00 c�-
3 BBQO$500 $1,500 GI,
•Totlot 10$15,000 $15,000 C'R
•Shrubs 40070=$2,800 $2,800
• Flowers 200 x 4=800 SF x 5 $4,000
•Lights 4@2,500 $10,000
$63,300 = $64,000
Park/Green #3
• Overlook, bus/mail structure: (trash, irrigation control, bulletin bd) benches, roof$15,000
• Rock/decorative walls: 400 CF x 3=1200 x 20/SF $24,000
• 16 benches0$800 $12,800
•4 picnic/game tables C$2,500 $8,000
•8 lights 0$2,500 $20,000
•30,000 SF/9=3,333YD2 x 3 $10,000
•Shrubs 90070 $6,300
• BBQ's 50300 $1,500
• Flowers 1,400 SF@4.50 $6,300
• Irrigation $10,000
$113,900
•
•
FROM : DDI PUTMAN PLNG. & DESIGN PHONE NO. : 715 381 6829 Jul. 06 2001 02:43PM P3
Page 2 of 3
Park/Green #4 4ce e-Pr 7;uL7P
• Bus/mail shelter $15,000
• 10 benches@$800 $8,000 cart.
•3 picnic/game tables@$2,000 $6,040 44g-*
•3 BBQ's @ 300 $900 G2--
• 1 Totlot $20,000 CL-
•Lights 30$2,500 $7,500
•Sod .5 x 43,560/9 x 3 $7,260
• Irrigation $6.000
$70,660
Park/Green #5
•Volleyball $7,000 G¢,.
•Tennis $40,000 M-
•Overlook $20,000
• 11 benches0$800 $8,800 U...
•5 game tables @$2,000 $10,000 e
•3 BBQ's @ 500 $1,500 C.A.
•Shrubs 70070 $4,900
• Retaining/decorative 700 CF x 4 =2,800 x 20 $56,000
• Irrigation $6.000
• $154,200
Park/Green #6
• Benches 8@$800 $6,400
•Totlot $15,000
• Mail structures 205,000 $10,000
•Shrubs 60070 $4,200
• Irrigation $4,000
• Flowers 400 SF 04.50 $1,800
• Rock/decorative walls 300 CF@4 $24,000
• Lights 402,500 $10,000
$75,400
Park/Green #7 Aea4P1 OA/AG
• Backstop $20,000 C4-
•Sod $20,000
• Irrigation $8,000
•6 benches $4,800 C..
•Totlot $15,000 dt...
•Shrubs 80070 $5,600
•Lights 602,500 $15,000
• Flowers 1,200 SF 04.50 $5,400
•Soccer backstops $2,0QQ CL✓
$95,000
•
FROM : DDI PUTMAN PLNG. & DESIGN PHONE NO. : 715 381 6829 Jul. 06 2001 02:44PM P4
Page 3 of 3
•
Park/Green #8 4ee lr r >CA - 0A141--
•Sod: 4 AC x 43,560=17,424/9=1936YD x 3 $5,808
• Irrigation $5,500/AC x .4 $3,000
•Totlot $15,000
•Mailbox/Bus shelter $12,000
•Benches 100800 $8,000
•Lights 602,500 $15,000
•Shrubs 80070 $5,600
• BBQ's 40300 $1,200
•Game/picnic table 202,000 $4.000 at.
$69,600
Apartment and Membership
ool and recreation/Community building/Grounds (9)
• Pool w/deck, equipment and changing rooms/bathrooms $150,000
• Community building $250,000
• Lights 602,500 $15,000
ID•• Flowers 1,600 SF04.50 $7,200
Irrigation 05,500/AC $4,000
•Shrubs 70070 $4.900
$431,100
Forest preserve/Oyerlooks/Woods-Wei ands'pi, (10)
•Asphalt trail=4,500 LF x 8' path=36,000 SF01.20 $43,200 I-•
• Steps: 6 groups06 risers0$1,000 each $6,000
• Overlook/decks with benches and rail: 2010,000 $20,000
• Overlook 0 pool: 1020,000 $20,000
• Parking lots/open space/train users 130x24+80x20(x2)
9,440 SF Asphalt x 1.20=$11,328+600 CFC 6=3,600 $14,928
• Lights 802,500 $20,000
$124,128
Street/Boulevard trees and Park overstory trees (11)
669 x 3
$ 00 = $200,700
Sidewalks (1
2.5 miles 05,280=13,200 LF x 5'=66,000 SF x 2.25 = $148,500
•
FROM : DDI PUTMAN PLNG. & DESIGN PHONE NO. : 715 381 6829 Jul. 06 2001 02:44PM P5
• Page Al
Summary: Elk River Park Improvements/Athletic/Amenity cost estimates
Park/Green #1 $38,000
Park/Green #2 $64,000
Park/Green #3 $113,900
Park/Green #4 $70,860
Park/Green #5 $154,200
Park/Green #6 $75,400
Park/Green #7 $95,800
Park/Green #8 $69,600
Pool and CU Bldg/Grounds (9) $431,100
Forest Preserve/Trails/Overlooks (10) $124,128
!Boulevard Trees (11) $200,700
Sidewalks (12) $148,500
$1,585,988
$431,100
$1,154,888
NOTE:Above cost estimates will vary with city application planning and subdivision
ordinances, access restrictions and park dedication/fees in lieu of regulations, final
quotes from suppliers and final economic analysis.
411
1008.18 - DEDICATION OF LAND OR CONTRIBUTION OF CASH FOR PUBLIC
PURPOSE
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 encour a ged to confer City with staff and the Park and Recreation Commission to secure
y
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.
•
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