02-08-06 PRNORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nersavnacplanning.com
MEMORANDUM
TO: Otsego Parks and Recreation Committee
FROM: Daniel Licht, AICP
DATE: 30 January 2006
RE: Otsego — Pinnacle Crossing; Park and Trail Dedication
NAC FILE: 176.02 — 04.35
BACKGROUND
The Rottlund Company, Inc. has submitted plans for development of 135 single family
lots and 170 attached townhouse dwelling units (305 total units) on approximately 82.12
acres of land located northeast of TH 101 and CSAH 37. The proposed subdivision is
to be known as Pinnacle Crossing. A 1.57 acre parcel within the subdivision is
proposed to be dedicated to the City for a park.
Exhibits:
A. Site Location
B. Preliminary Plat
C. Park concepts
ANALYSIS
Park and Trail Plan. The Park and Trail Plan of the Comprehensive Plan identifies a
search area for a neighborhood park within the area of the subject site. This park is
intended to serve the area physically defined by TH 101, CSAH 37 and CSAH 42 that
includes the subject site, Riverbend Mobile Home Park and various rural parcels.
The majority of the area is guided for residential uses at low to medium or medium to
high density uses except for an area at the northeast quadrant of TH 101 and CSAH 37
that is guided for commercial use. There will be approximately 630 residences in the
area between TH 101, CSAH 37 and CSAH 42 at full buildout of the subject site and
redevelopment of existing rural parcels fronting CSAH 37 and including Riverbend
Mobile Home Park.
Park Classification. The Park and Trail Plan includes classification guidelines used to
define necessary area and facility requirements for various types of parks.
Neighborhood Parks
Otsego's Neighborhood parks are the fundamental building blocks of the City's
park and trial system and the focus for individual neighborhoods. Neighborhood
parks are to be distributed through the City's residential areas and are intended to
provide equal facilities and access. Optimum service areas for neighborhood
parks should be within a one-half mile radius unobstructed by major roadways or
physical barriers. The population served by individual parks should not exceed
5,000 persons.
Neighborhood parks should be eight to 20 acres in area to allow for a mix of
active and passive uses. Sites selected for neighborhood parks should possess
physical features that accommodate basic recreational programming. In some
cases, combined use of an elementary or middle school site should be considered
to minimize duplication of facilities. Characteristics of neighborhood park sites
include gently rolling to level terrain with well drained soils, partially wooded
areas, a regular geometric shape and convenient street access and site visibility.
Water features or wetlands are acceptable and may be desirable provided that soil
or drainage conflicts are avoided.
Service Area: One-half mile radius uninterrupted by physical barriers.
Per Capita Standard: 2.5 to 3.5 developed acres per 1,000 persons
Desirable Area: S to 20 acres with 7 to 10 acres of active use.
■ Primary Function: Extensive The park is to provide informal
neighborhood open space with provisions for active recreational uses that
responds to neighborhood needs. Primary users will be children and families
rather than organized athletic functions.
■ Locations: Centrally located within a service area or defined
neighborhood, the park may be adjacent to elementary or middle school facilities
or other park elements. Primary access should occur by walking or bicycle and
neighborhood parks should be connected to the community trail system.
Secondary access should include street access and vehicle parking facilities.
Adjacent land uses should be residential, school grounds, collector streets or
community open space.
Natural characteristics should include generally flat topography and soils
compatible with facility development. Vegetation should be representative of the
neighborhood with partially wooded sites preferred. Visibility should allow good
sight lines into the parcel to encourage use and ensure security. Water features
such as ponds, creeks, or wetland should be included only if they are compatible
with the facility design and do not create safety issues.
Typical Facilities:
Informal softball/soccer fields
Multiple Use Trails
Volleyball, horseshoes, court games
Play structures for varying ages.
Picnic facilities
Benches
Skating (pleasure and hockey)
Sledding
Picnic shelter for larger sites.
Picnic tables
Restrooms
Landscaping
Trash collection
Off-street parking (20 stall minimum)
Based on the estimated area population and park system classification standards, a
neighborhood park for this area should be in the range of 5.5 to 7.7 acres in size.
Park and Trail Dedication. Section 21-7-18.H.1 of the Subdivision Ordinance requires
dedication of 13 percent of the gross area of the subject site based on the proposed
density of the development for park and trail purposes or payment of an equivalent cash
fee in lieu of land. The gross area of the plat is 82.12 acres and 10.68 acres can be
required to be dedicated for park purposes. The decision as to whether land, cash fees
in lieu of land or a combination thereof is a determination made by the City Council with
recommendations from the Parks and Recreation Committee and Planning
Commission.
Proposed Park. The preliminary plat provides for a 1.57 acre park to be developed at
the intersection of Streets 72nd Street and Quenroe Avenue in the south-central portion
of the plat. The area of the proposed park is 16.8 percent of the required dedication.
The proposed park parcel is inadequate for development of a full neighborhood park
and the facilities anticipated for such a site by the Park and Trail Plan. Elimination of
the 17 single family lots in Blocks 11 and 12 would increase the size of the park to 5.43
acres which is more consistent with the park system classification for a neighborhood
park that is guided for this area by the Park and Trail Plan.
The parcel does fit the criteria for a neighborhood play lot. The main distinction
between the two types of parks is that neighborhood play lots do not include developed
playfields or extensive open spaces for field games. Play lots are intended to be
developed within areas not adequately served by existing or planned neighborhood
parks, not as a substitution for neighborhood parks.
The City's park designer, SRF Consulting Group, Inc. has preparing concepts of both a
neighborhood play lot and neighborhood park to facilitate consideration of the City's
park dedication options. The basic distinction between the two concepts is that
development of the 1.57 acre parcel as a neighborhood play lot does not include
adequate area for playfields and limited area for court games.
If Outlot G in its current configuration is to be accepted for ark purposes, we
recommend that a 30 foot wide corridor be provided to 73r Street for improved access
to the neighborhood. We also recommend that the north line of the outlot be extended
to the intersection of Quigley Avenue and 72nd Street to eliminate the double frontage to
Lots 16 and 17, Block 8.
Any unmet portion of the required land dedication will be satisfied by a proportional cash
fee in lieu of land payment based on the per unit fee established by Section 21-7-18.1 of
the Subdivision Ordinance.
Sidewalks/Trails. The grading plan illustrates a five foot wide sidewalk along one -side
of internal public streets and on both sides of 72nd Street between the west plat line and
Quenroe Avenue. Future trails may be anticipated to be constructed along CSAH 42
and CSAH 37 in the future either when those roadways are improved or as a separate
City project.
City staff is recommending that the sidewalk along Quigley Avenue north of 72nd Street
be moved to the outside edge of the right-of-way to minimize street crossings. The
developer indicates that the location of this sidewalk was planned to minimize driveway
crossings. We consider street crossings to be more of a safety concern and have
therefore included the relocation of the sidewalk as a condition of approval.
The development plan should also provide for extension of a trail along the east side of
Quenroe Avenue from CSAH 37 to 72nd Street to provide improved access to the park
site from outside of the neighborhood.
POSSIBLE ACTIONS
The Parks and Recreation Committee is to discuss park dedication requirements for
Pinnacle Crossing at their meeting on 8 February 2006. The following two options may
be considered for the required park dedication for Pinnacle Crossing:
Option 1 — Motion to accept Outlot G with an area of approximately 1.57 acres in partial
satisfaction of park and trail dedication requirements subject to the following conditions:
The preliminary plat is revised to provide a 30 foot wide corridor be from Outlot G
to 73rd Street for improved access to the neighborhood and The preliminary plat
is revised such that the north line of Outlot G be extended to the intersection of
Quigley Avenue and 72nd Street to eliminate the double frontage to Lots 16 and
17, Block 8.
3. The sidewalk along Queens Avenue and Quigley Avenue north of 72nd Street be
moved to the outside edge of the right-of-way to minimize street crossings.
4. A trail is provided along the east side of Quenroe Avenue from CSAH 37 to 72nd
Street and a credit provided to the developer for the cost of the trail.
5. The developer shall pay a proportional cash fee in lieu of land based on the cash
fee in effect at the time of final plat approval to fully satisfy park and trail
dedication requirements based on the following formula:
Area of Outlot G / 10.68ac. x Cash fee x dwelling units = Required payment
Option 2 — Motion to accept Outlot G with an area of approximately 5.43 acres in partial
satisfaction of park and trail dedication requirements subject to the following conditions:
The preliminary plat is revised to include the area of Blocks 11 and 12 as part of
Outlot G to be dedicated to the City for park purposes.
2. The sidewalk along Queens Avenue and Quigley Avenue north of 72nd Street be
moved to the outside edge of the right-of-way to minimize street crossings.
3. A trail is provided along the east side of Quenroe Avenue from CSAH 37 to 72nd
Street and a credit provided to the developer for the cost of the trail.
4. The developer shall pay a proportional cash fee in lieu of land based on the cash
fee in effect at the time of final plat approval to fully satisfy park and trail
dedication requirements based on the following formula:
Area of Outlot G / 10.68ac. x Cash fee x dwelling units = Required payment
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
Ken Grieshaber, SRF Consulting Group, Inc.
Theresa Greenfield, The Rottlund Company, Inc.
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NO !RAW
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