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HomeMy WebLinkAbout2.a. Business Park Land Use DiscussionCZ CITY OF ROSEMOUNT EXECUTIVE SUMMARY FOR ACTION COUNCIL WORK SESSION DATE: March 10, 2004 AGENDA ITEM: Business Park Land Use Discussion AGENDA SECTION: PREPARED BY: Kim Lindquist, Community Development Dir. AGENDA NO: 2�,S,�4 ATTACHMENTS: Map, Site Plan, Planning Staff Report APPROVED BY: 1W RECOMMENDED ACTION: Provide Staff Direction AUTHORITY ACTION: BACKGROUND In late 2003, the City received a Concept Plan application for a multi- family residential project by Pulte Homes, to be located in the City's Business Park area. Upon review of the project, there were many site planning issues to be addressed, however; the main topic of staff discussion was whether the land use was appropriate in the location proposed. The project is 440 townhome units located on 76 acres of the Pahl's 190 acres within the Business Park. The delineation of the property generally follows a pipeline easement that traverses the Pahl property. The City's Comprehensive Guide Plan has a snowflake in the general vicinity of the proposal. The snowflake connotes that the city may consider, but not necessarily approve, multi - family housing on the site. This area is one of 15 properties with the snowflake overlay. These areas were designated for potential multi - family housing through negotiations with the Metropolitan Council during the last Comprehensive Plan update and approval process. The Metropolitan Council was concerned that the City did not provide for enough higher density development, hence the snowflake to point out areas where additional consideration of density may be granted. Although this area is designated as " Planned /Potential, Attached/Multiple Housing" that does not assure that the property will be rezoned and reguided to facilitate a higher density residential use. The project must meet other Comprehensive Plan standards for reguiding. With the approval of the Centex Minea project and the concept plan approval for Brockway, the city has recently approved projects with more multiple family housing units than previously anticipated in the adopted comprehensive plan. The Plan tried to build in flexibility so the City could create higher density projects however, more recent residential projects, through the normal review and approval process, have already addressed some of the multiple family housing needs for the City. Given these recent projects, it is reasonable to conclude that the City would not want to allow higher density multiple family residential in all the locations demarked by a snowflake as found in the Comprehensive Plan. 1 This discussion is to serve purely as background and also to provide the rationale for Council to recognize that the City has the flexibility to follow the land use plan designation of the "snowflake" or not. The snowflake is not as binding to the Council as the individualized land uses designated for each property. The snowflake indicates that the Council may consider a change in land use, but does not guarantee that change. Pahl Property The entire Pahl property, 190 acres, is designated for Business Park and is also zoned Business Park. The Pahls own the majority of the Business Park area, although there is another owner, Anna Wachter, who owns approximately 43.5 acres. There are also minor landholdings by others. The Pahls have indicated that they have a long -term interest in their property and due to tax reasons, are not interested in selling the property, particularly on a small (10 acres here and there) scale. They indicated they would like to install the infrastructure and then construct buildings, leasing space to various users. In that way they can avoid the capital gains problems caused by selling the entire business park holdings. It was indicated that to pay for the infrastructure and buildings, they would need to have an influx of capital. This is part of the motivation in having the Pulte project come before the City. If the Pulte project were approved, the Pahls would sell that land, thereby allowing them enough funds to begin expansion into the Business Park. In a meeting with Gary Pahl and Gene Peterson, they indicated that they have had discussions with users of the Business Park. One of the users they have talked to is more of a retail user who would want to locate along Highway 3. Staff indicated that a more retail use would be considered along Highway 3, depending upon the site plan and how the use could be incorporated into the Business Park area. More recently there was a meeting with an industrial builder who is interested in acquiring land for future industrial/business park development. They indicated that they would be looking to purchase all of the business park land from the Pahls and they would develop the Business Park. Similar to the Pahls, they would be interested in building and owning the buildings and leasing space to future users. They also indicated willingness to master plan the entire business park area, but indicated the land price dictates that some portion is to be multi - family residential development. It was noted that the office /showroom market is still slow, and the price of land for that type of use is less than that which can be obtained for multi - family residential use. Discussion The Planning staff is on record for recommending denial of the Pulte multi - family project as laid out in the attached staff report. The issue revolves around appropriate land use of the property, considering its location in the Business Park. The question has been raised whether the City would look more favorably upon the residential proposal if there was a master plan for the entire Business Park. In that way, the City could better understand how the residential development would be buffered from adjoining business park uses. Additionally, staff has indicated that some type of business park development would need to occur simultaneous to the residential development, so that the City could be assured that the business park development would also be moving forward. At this time, the Pahls and staff are asking for direction from the City Council. From staff s perspective, there are two options; one, review of the Pulte project on it's own merit; and two, to bring in a master development 2 plan for the entire business park area, which includes a residential component. If the Council would be willing to look at residential in the Business Park as one part of a larger development, staff will ask Pulte to withdraw their current application. That would allow the Pahls time to put together a master plan for the area. k City of Rosemount Business Park Source: Dakota County Assessor and GIS Depts. December 2003 0 0.25 0.5 Miles IE Mi �HR � FIFFF 150th Street .a Anna Wachter ®� ®® 43.47 Acres y Pahl Family 36.4 Acres EEEB Car Nav Five 34.25 42 Rosemount Business Park y Boulder T . University of Minnesota Property Pahl Family / 80 Acres / / / Pahl Family / 66 Acres / / Wachter 5 Acres RfM 5 Acres Wachter 5 Acres 4 p I ighstone Ltd. Part 28.6 Acres Mune Stordahl Part. 15.32 Acres 160th Street West 46 Source: Dakota County Assessor and GIS Depts. December 2003 0 0.25 0.5 Miles IE Mi CITY OF ROSEMOUNT EXECUTIVE SUMMARY FOR ACTION Planning Commission Meeting Date: November 25, 2003 AGENDA ITEM: Rezoning & Concept Planned Unit AGENDA SECTION: Development — Pahl Property Public Hearing PREPARED BY: Jason Lindahl, A.I.C.P., Assistant City Planner AGENDA NO. (pG ATTACHMENTS: Site Location Map, Plans, Staff Report, City Engineer's Memo, Director of Parks and APPROVED BY: Recreation Memo, Letter from Neighbor. " Applicant: Location: Property Owner(s): Area in Acres: Number of Units Proposed Proposed density: Comp. Guide Plan Desig: Current Zoning: SUMMARY Pulte Homes South of Boulder Tr„ West Biscayne Avenue, & East of the Northern Natural Gas Pipeline Easement. Pahl Family Limited Partnership. 76 acres 440 (232 Village Homes & 208 Court Homes) 5.7 dwelling units per acre Business Park BP -2, Business Park 2 The applicant, Pulte Homes, requests rezoning and planned unit development (PUD) concept plan approval to allow construction of 440 townhome units. This project is on 76 acres of the 190 acre Pahl property located south of Boulder Trail, west of Biscayne Avenue and east of the Northern Natural Gas pipeline easement. In addition to these applications, this project requires an Environmental Assessment Worksheet (EAW) as well as preliminary and final plat approvals prior to commencement of construction. The Zoning Ordinance and Comprehensive Plan outline criteria to weigh when considering these types of applications. After reviewing these standards as well as the plans and information submitted by the applicant, Staff recommends that the Planning Commission recommend denial of the rezoning and planned unit development (PUD) concept plan requests from Pulte Homes to allow the construction of 440 townhome units on the 76 acre Pahl property located south of Boulder Trail, east of Biscayne Avenue and west of the Northern Natural Gas pipeline easement. This recommendation is based on the plans and information submitted by the applicant and the findings made in the staff report dated November 20, 2003 and listed below. Should the Planning Commission choose to approve these requests, staff recommends continuing this item to the next available meeting and directing staff to prepare findings supporting these applications and appropriate conditions. 1. The rezoning and concept PUD requests are inconsistent with the goals and policies for the subject property outlined in the Comprehensive Plan. 2. The subject property and proposed plan lack the uniqueness and additional amenities that could warrant . changing the existing zoning classification and forgoing the tax base and jobs that accompany it. 3. The proposed 440 unit townhome development is,incompatible with present and future surrounding industrial land uses. 4. Without the proposed rezoning, the plan fails to conform with the current BP -2 zoning classification. 5. The proposed development fails to provide sufficient usable open space or the preservation of natural features to merit granting a Planned Unit Development. 6. Given the inherent conflict between residential and industrial land uses, this development has the potential to be detrimental to surrounding properties. As designed the proposal does not mitigate the future conflicts anticipated when residential development is located adjacent to industrial uses. 7. The plan lacks creativity and fails to demonstrate a better environment than is possible under current ordinance requirements. 8. The proposal fails to meet the maximum number of units per building and minimum size of garages required under Section 4.18. of the Zoning Ordinance. RECOMMENDED ACTION: Motion to recommend denial of the rezoning and planned unit development (PUD) concept plan requests from Pulte Homes to allow the construction of 440 townhome units on the 76 acre Pahl property located south of Boulder Trail, east of Biscayne Avenue and west of the Northern Natural Gas pipeline easement. This recommendation is based on the findings contained in staff report dated November 20, 2003. PLANNING COMMISSION ACTION: PROPERTY ID NUMBER: 34- 03210. 010 -15 FEE OWNER: PAHL FAMILY LIMITED PARTNERSHIP 10819 27TH AVE S BURNSVILLE MN 55337 -1007 PROPERTY ADDRESS: 15247 BISCAYNE AVE W ROSEMOUNT MN 55068 PAYABLE 2003 TAXES NET TAX: 1,987.04 SPECIAL ASSESSMENTS: 0.00 TOTAL TAX BSA: 1,987.04 PAYABLE 2004 ASMNT USAGEAG -GREEN ACRES RESIDENTIAL i I � 1 � �C NOTE: Dimensions rounded to nearest foot Copyright 2003, Dakota County - SITE MAP 2003 ESTIMATED MARKET VALUES (PAYABLE 2004) LAND: 1,457,000 LOT SIZE BUILDING: 117,000 TOTAL: 1,574,000 3,496,077 TOTAL SO FT 80.26 TOTAL ACRES SCHOOL DISTRICT: 196 43,837 ROAD R!W SO FT LOCATION: SW114 NE SECTION 32. 115.19 PAYABLE 2004 HOMESTEAD STATUS: FULL HOMESTEAD WATERSHED DISTRICT: VERMILLION RIVER LAST QUALIFIED SALE: DATE: AMOUNT: 1 Gr fry w� -- -- . ' PU D Cprncep+ P)r - Fo r Pk Ze�a�n ) n� 2- iD 8P- This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information and data located in various city, county, and state offices and other sources, affecting the area shown, and is to be used for reference purposes only. Dakota County is not responsible for any inaccuracies herein contained. If discrepancies are found, please contact Dakota County Survey and Land lnfcrralicn Department. PLAT NAME: SECTION 32 TIAN 115 RANGE 19 TAX DESCRIPTION: S 1/2 OF NE 114 080000 3211519 2003 BUILDING INFORMATION (PAYABLE 2004) TYPE S.FAM.RES YEAR BUILT 1918 ARCH /STYLE TWO STORY FOUNDATION SO FT 753 FINISHED SO FT 1429 BEDROOMS 3 BATHS 1 FRAME WOOD GARAGE SO FT 0 OTHER GARAGE MISC BLDG MISC BLDG o 'x^ , I Map Date: November 12, 2003 Parcels Updated: 10/232003 Aerial Photography: 1990 MEMORANDUM TO: Rick Pearson, City Planner City of Rosemount Planning Commission FROM: Jason Lindahl, A.I.C.P., Assistant City Planner DATE: November 20, 2003 RE: Pahl Property Concept Planned Unit Development & Rezoning Request BACKGROUND The applicant, Pulte Homes, requests rezoning and planned unit development (PUD) concept plan approval to allow construction of 440 townhome units. This project is on 76 acres of the 190 acre Pahl property located south of Boulder Trail, west of Biscayne Avenue and east of the Northern Natural Gas pipeline easement. In addition to these applications, this project requires an Environmental Assessment Worksheet (EAW) as well as preliminary and final plat approvals prior to commencement of construction. REZONING The applicant requests a rezoning from BP -2, Business Park 2 to BP -4, Business Park 4 to allow the development of a 440 unit townhome development. The BP -2 District allows for office /warehouse uses with outdoor storage, by PUD, and is generally located adjacent to arterial streets or other commercial uses. By comparison, the BP -4 District allows a variety of less intense business uses such as offices, banks, and health care facilities. This district also allows medium density residential uses with high architectural and site design standards, by PUD, in areas containing unique natural amenities or adjacent to other residential uses. When considering this or any other rezoning request, there are four key criteria for the City to weigh. These concepts and staffs findings for each are outlined below. Based on this information, staff is not recommending approval of the rezoning request at this time. Consistency with Comprehensive Plan. Staff finds the proposed rezoning is inconsistent with the goals and policies of the Comprehensive Plan. The subject property is guided for Business Park use. Land guided for Business Park use is designed to serve the needs of low impact light industry, general office development, and supporting commercial services. In addition, this land is intended to contain uses that enhance the city's tax base and create jobs within the community. The 2020 Land Use Map does identify this area as a potential site for multiple family housing and the Business Park District does allow for multiple family housing through a planned unit development. However, the Comprehensive Plan specifically states that multiple family residential uses should only be permitted on either land adjacent to existing or guided residential uses. Further, residential would be considered on property that contains natural amenities or features that provide incentives for a high standard of architectural and site design that will effectively mitigate conflicts with surrounding land uses. The subject property and proposed plan lacks the uniqueness and additional amenities that could warrant changing the existing zoning classification and forgoing the tax base and jobs that accompany it. In addition, in recent months the Brockway and Minea developments, which include a mix of housing types, have been proposed in areas more appropriate for multiple family housing and will meet the City's Livable Communities Act housing goals. When the City first initiated the concept of multi - family in this area, it was unclear if there was enough multi- family housing opportunities in the community. With the above mentioned projects, plus additional land in the community designated for multi- family housing, less appropriate lands shown for potential multi - family residential development can be removed from that land use designation. Staff is recommending that the City initiate a reguiding of the this parcel to remove the multi - family development opportunity and maintain it's underlying business park use only. Compatibility with Present and Future Land Uses. Staff finds that the proposed 440 unit townhome development is incompatible with present and future surrounding land uses. Properties to the north, south, and west are guided and zoned for either Business Park or Industrial use while the land to the east is guided and zoned for Agricultural use. Inserting 440 multifamily units in an area surrounded by industrial and agriculture uses has the potential to create traffic, noise, lighting and other land use conflicts. Currently, the project does little to mitigate these conflicts through either high quality architecture or site design as required by the Comprehensive Plan and Zoning Ordinance. Staff finds that the property development as proposed is not compatible with the present and anticipated land uses in the surrounding area. Conformance with New Zoning Standards. Without the proposed rezoning, the plan fails to conform to the current BP -2 zoning classification. The current zoning classification allows business and professional offices, limited manufacturing, and planned industrial uses. It does not allow multiple family residential uses. Should the City approve the rezoning, the proposal does not meet the number of units per building and size of garages required under the ordinance. It appears that other performance standards are minimally met. Section 4.18. states that a maximum of six dwelling units may be attached per building. All of the buildings within the project are eight unit structures, which is inconsistent with the zoning ordinance and would not be supported should the Commission wish to introduce residential into the area. They applicant would need to rework the project to bring it more into conformance with the BP -4 District standards. In addition, Section 4.18.G requires each unit to have a minimum of two enclosed garage stalls no less than 440 square feet in area. It is staffs understanding that all of the northern, single loaded units have single stall garages. This would be inconsistent with the ordinance performance standards and would require reworking of the building plans or a waiver of that requirement from the City. Staff would conduct a more thorough review of the application using the BP -4 standards should this application move on to preliminary plat review. The setback standards for single family attached developments are outlined in Section 4.18.D and illustrated in the table below. Structural Performance for Attached Single Family Dwelling Developments Front, Side or Rear Lot Line Adjacent to: Principal Structure Setback Accessory Structure Setback Parking Setback Principal Arterial 60 ft. 40 ft. 40 ft. Minor Arterial 50 ft. 30 ft. 30 ft. Collector Street 40 ft. 20 ft. 20 ft. Private Street 20 ft.* 20 ft.* 15 ft.* -- measurea Jrom back of curv. Given the setback information, land area, and number of units illustrated in the plan this project will have a gross density of 5.7 units per acre. This is within the 10 units per acre maximum density allowed in the BP -4 District. Despite these figures, this project will have relatively little useable open space. The vast majority of open space included in the plan is part of either the pipeline easement or one of the storm water retention ponds. Availability of Utilities. This project is located within the current Metropolitan Urban Service Area (MUSA) and will be served by city sewer and water. To access the site, Biscayne Avenue will be upgraded to a bituminous roadway with curb and gutter (see City Engineer's memo attached). Fifty percent of this cost will be charged to the developer while the remaining 50% will be assessed to the adjacent University of Minnesota property. PLANNED UNIT DEVELOPMENT CONCEPT PLAN The purpose of a planned unit development is to allow flexibility with traditional development controls in return for a higher quality development that preserves open space and other unique natural features. Section 12.6.C.3 outlines five findings the Planning Commission must make when offering a recommendation to the City Council regarding a Concept PUD. The Commission's findings and recommendation are than forwarded to the City Council for approval. These findings and staff's comments for each are outlined below. Based on this information, and the noted concerns about rezoning of the property, staff is not recommending approval of the Concept PUD at this time. 1. The Plan provides sufficient useable open space and evidences a substantial preservation of natural features to warrant the granting of variances through Planned Unit Development. Finding. While the plan falls within the allowed density and meets the minimum setback requirements for the BP -4 District, it fails to provide sufficient usable open space or the preservation of natural features to merit granting a Planned Unit Development (PUD). The Director of Parks and Recreation reviewed this plan and found that it does not appear to provide enough quality land to meet the minimum Neighborhood Park requirement for a development of this size. A development of this type should provide up to 10 acres of usable space for park amenities. The main concern is while open space is provided it is unusable due to its fiinction as a stormwater pond, or encompasses steep slopes that render it useless. Normally the City would not accept property as proposed for parkland dedication. Due to the sites removed location,. other park facilities are not in close proximity dictating that the development provide that facility. Other available open space is the pipeline easement. This linear corridor does not provide much recreational value and provides no natural amenity. Further the proposal does not provide for trail connections up Biscayne Avenue and that connection would need to be added. This item will be presented to the Park and Recreation Commission on Monday, November 24, 2003. Staff will provide a summary of this meeting during the Planning Commission meeting. 2. The Plan complies with the intent of the Comprehensive Plan. Finding. Staff finds this project is inconsistent with the goals and policies of the Comprehensive Plan. According to the Comprehensive Plan, the subject property is guided for Business Park use. This designation is intended to contain light industry and general office uses that enhance the city's tax base and create jobs within the community. While the Business Park District does allow for multiple family housing through and planned unit development, the Comprehensive Plan calls for this type of use to be in areas that are either adjacent to existing or guided residential uses or that contains natural amenities or features that may provide incentives for high standards of architectural and site design that will effectively mitigate conflicts with surrounding land uses. Additionally, more recent developments and projects have proposed additional multi- family development beyond that anticipated initially by the City's Comprehensive Plan. For that reason, also, staff believes that additional multi - family development is not warranted on this site, which is marginal for residential development. Staff is recommending that the guide plan be amended to delete the potential multi - family housing option on this site. 3. The proposed development will not be detrimental to surrounding properties. Finding. Given the inherent conflict between residential and industrial land uses, this development has the potential to be detrimental to surrounding properties. The traffic, noise, lighting and other issues created by industrial uses are in direct conflict with the typical residential environment. This conflict should only intensify as the industrial properties to the south and west continue to develop. 4. The Plan is more creative and will provide a better living; working, or shopping environment than is possible under strict ordinance requirements. Finding. The plan lacks creativity and fails to demonstrate a better environment than is possible under current ordinance requirements. The subject property is guided for Business Park development and zoned BP -2, Business Park 2. These designations are consistent with the City's original plans to develop industrial and office uses in this area. These uses will enhance the city's tax base and create jobs within the community, which are stated goals of the Council and community. While the Comprehensive Plan identifies this general area for the consideration of multiple family residential development, recently other locations within the community have developed with multiple family uses making this site less - appropriate for residential development and more suited for its original business park designation. CONCLUSION & RECOMMENATION Staff recommends that the Planning Commission recommend denial of the rezoning and planned unit development (PUD) concept plan request for Pulte Homes to allow the construction of 440 townhome units on the 76 acre Pahl property located south of Boulder Trail, east of Biscayne Avenue and west of the Northern Natural Gas pipeline easement. This recommendation is based on the information contained in this report and the findings outlined below. Should the Planning Commission choose to approve these requests, staff recommends continuing this item to the next available meeting and directing staff to prepare findings supporting these applications and appropriate conditions. 1. The rezoning and concept PUD requests are inconsistent with the goals and policies for the subject property outlined in the Comprehensive Plan. 2. The subject property and proposed plan lack the uniqueness and additional amenities that could warrant changing the existing zoning classification and forgoing the tax base and jobs that accompany it. 3. The proposed 440 unit townhome development is incompatible with present and future surrounding industrial land uses. 4. Without the proposed rezoning, the plan fails to conform with the current BP -2 zoning classification. 5. The proposed development fails to provide sufficient usable open space or the preservation of natural features to merit granting a Planned Unit Development. 6. Given the inherent conflict between residential and industrial land uses, this development has the potential to be detrimental to surrounding properties. As designed the proposal does not mitigate the future conflicts anticipated when residential development is located adjacent to industrial uses. 7. The plan lacks creativity and fails to demonstrate a better environment than is possible under current ordinance requirements. 8. The proposal fails to meet the maximum number of units per building and minimum size of garages required under Section 4.18. of the Zoning Ordinance. MEMORANDUM DATE: November 14, 2003 TO: Kim Lindquist — Community Development Director Jamie Verbrugge — City Administrator Andrew Brotzler — City Engineer Dan Schultz — Parks and Recreation Director Rick Pearson — City Planner CC: Eric Pederson — Pulte Homes Randy Hedlund — Hedlund Engineering FROM: Anthony Aderhold, Project Engineer RE: Pahl Property The City of Rosemount received the Pahl Property Preliminary Plans, for preliminary plat, grading, utilities and landscaping dated November 5, 2003, on November 5, 2003. Due to the present stage in the development application process that these plans were received in, the plans were reviewed as concept plans. As the plans progress in the application process more detailed reviews will follow. Upon review of the Pahl Property Preliminary Plans the Engineering Department offers the following comments: General Comments • An EAW will be required to be completed prior to approval of final plat. • Biscayne Avenue will be upgraded to a bituminous roadway with curb and gutter and the developer will be responsible for 50% of the cost and the other 50% will be assessed to the adjacent University of Minnesota property. Sheet 3 Currently, the proposed grading plan depicts all storm water to be treated on -site. The City of Rosemount storm water requirements and the comprehensive storm water management plan map are attached. There are possibilities of using off -site and on -site storage basins for the proposed Pahl Property development. After evaluating the storm water management for the Pahl Property the Engineering Department offers the following criteria for the site: CADocuments and Settings \jrl \Local Settings \Temporary IntemetFiles \OLK1E\Pahl.doc • The site requires 30 Acre -Feet of storm water storage based on the storm water management plan criteria. The storm water storage could be provided in Basin 2164 and 2187located on -site or off -site in Pond 1990 located to the north. The use of off -site storage would involve a pond fee. • The water quality treatment volume for the site is approximately 10 Acre -feet. The water quality volume should be established either on -site or use the water quality treatment vol in Pond 1990 off -site and pay a fee. • The allowable discharge rate from the site is 4 cubic feet per second based on the SMP requirements if the 30 Acre -Feet of on -site storm water storage option is selected. The use of the existing storm sewer stubs in Boulder Trail and any use of off -site storage may affect the allowable discharge rate from the site. • The storm sewer system for the site should be constructed which provides an outlet from Pond 2274 located south of the development. • The future storm sewer trunk line to the east from the Boulder Trail storm sewer stub at station 32 +50 should be constructed as part of the utilities for the site. The existing stub is anticipated to be extended to the east to Biscayne Avenue and temporarily used as the storm sewer outlet to Pond 1990 located to the north. • The low floor elevation for the site should be established 2 feet above the emergency overflow elevation of Biscayne Avenue to the east. • The Infiltration criterion for the site requires 6.3 Acre -Feet of storm water infiltration per day based on the SMP policy. The site requirement will be evaluated once the storm water infiltration locations have been identified Sheet 4 • Attached are as- builts for the sanitary sewer located on Boulder Avenue, Boulder Trail, and Biscayne Avenue. Also, as- builts are attached for the trunk sanitary sewer line located along TH3 west of the Pahl Property. The proposed lift station should be designed with the intention that it will be eliminated in the future when the extension of sanitary sewer from the west becomes feasible. If you have any questions or comments regarding the items listed above, please contact me at 651- 322 -2022. CADocuments and Settings \jrl\Local Settings \Temporary Internet Files\OLK I E\Pahl.doc MEMORANDUM DATE: November 18, 2003 TO: Rick Pearson, City Planner Kim Lindquist, Community Development Director Andy Brotzler, City Engineer Anthony Aderhold, Project Engineer Jason Lindahl, Assistant City Planner Jamie Verbrugge, City Administrator FROM: Dan Schultz, Director of Parks and Recreation RE: Pahl Property P.U.D. Concept Plan Based on the concept plan, this area needs to be served by a neighborhood park. Neighborhood parks typically serve 300 to 650 households. The park would need to be four to ten acres in size, depending on the proposed amenities and location of the park. The proposed concept plan does not appear to have enough useable space set aside for a suitable public park. The plan also does not appear to provide trail connections to the north along the west side of Biscayne Avenue. The park identified as Outlot A includes a number of steep slopes and an area for ponding. The City does not usually accept these types of properties for public park land. Due to the location and lack of access to active public recreational facilities, I would recommend that the useable area in the park be increased. Because the residents of this development will take part in public recreation programs, I feel it is necessary for the neighborhood park to handle some of the facility demands and not further burden facilities that are in high demand. The Parks and Recreation Commission will be reviewing the concept plan at their November 24, 2003 meeting. Staff is recommending we follow the Parks Master Plan with regard to meeting the criteria for a neighborhood park and for what type of land is acceptable for credit toward parks dedication. Based on the plan submitted I would recommend the Parks and Recreation Commission make a recommendation to deny the concept plan. 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