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_____________________________________________________________________________________________ City of Arden Hills City Council Meeting for August 21, 2017 P:\Planning\Planning Cases\2017\PC 17-021 - Pulte Homes - Concept Plan Review - Parkshore Drive Properties\Memos_Reports_17-021 Page 5 of 5 The proposal would likely require the following land use requests: • Comprehensive Plan Amendment to amend land use designation of site to High Density Residential • Rezoning of site to R-3 – Townhouse and Low-Density Multiple Dwelling District • Preliminary and Final Plat • Master and Final Planned Unit Development (flexibility is expected to be needed for density, structure setbacks, landscape coverage, and building height) The Zoning Code states that any site development proposed to increase peak hour traffic on streets near the development may be required to submit a traffic study. Staff would recommend that as part of the application the City require Pulte to submit a traffic study for the development. Park Dedication Requirements The Subdivision Ordinance requires developers of subdivisions to dedicate to the public a reasonable percentage of the tract to be developed. Section 1130.08, Subd. 3 of the Subdivision Ordinance requires land dedication or a park development fee to meet the minimum needs for parks, trails, and open space resulting from a development. The land dedication requirement for residential subdivisions of more than 8 units per acre is 20 percent of the area of development. The park development fee is currently $6,500 per residential unit. In evaluating the land dedication and park development requirements, the City may consider whether in conjunction with a previous application an adequate area of land was conveyed or dedicated to City to meet the minimum parks, trails, and open space needs resulting from the development proposal. As part of the Final Plat approval for the expired North Ridge apartment project, a parkland dedication of 0.72 acres was required on the western side of the site. The Final Plat was recorded and this area of land was transferred to the City in 1990. Additional Review The City Building Official reviewed the concept plan and has no comments at this time. The Public Works Director/City Engineer noted that the City’s 2018 Pavement Management Project includes reclamation of Parkshore Drive. This project will be assessed in accordance with MS 429 and the City’s Special Assessment policy. If the Parkshore Village development moves forward, staff will work with the developer to determine the timing of the street work. Attachments A. Land Use Application and Project Narrative B. Site Location Map C. Concept Plan, Illustrative Site Plan, and Fire Pit and Seating Area Rendering D. Photographs of Townhomes from Enclave Development in New Brighton