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HomeMy WebLinkAbout2023-05-18 Parks and Trails Work Session Agenda PacketCITY OF CORCORAN Parks and Trails Commission Work Session Agenda May 18, 2023 – 5:30 pm 1.Call to Order / Roll Call 2.Park Tour in the Bellwether Neighborhood* 3.Unscheduled Items 4.Adjournment *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by door. 2. 8200 County Road 116  Corcoran, MN 55340 763-420-2288  www.corcoranmn.gov MEMO Meeting Date: May 18, 2023 To: Parks and Trails Commission From: Jessica Christensen Buck, Recreation Supervisor Re: Park Tour in the Bellwether Development ______________________________________________________________________ During the January 19, 2023, Parks and Trails Commission meeting, Commissioners discussed 2023 priorities including the open space park and boardwalk in the Bellwether neighborhood. In addition to that, there was a goal to create a vision of what the Commission would like for various types of park standards (i.e., neighborhood parks, open space parks, etc.). As part of working towards this goal, the Commissioners are invited to attend a work session that will begin at 10025 Elm Lane, Corcoran, MN 55374 (Bellwether’s Amenity Center). During this work session, staff and the Parks and Trails Commission will see the location for the boardwalk, open space park, and neighborhood park. At this time, there is potential for a well site to be included in the neighborhood park in the Amberly neighborhood, but amenities in the park have not yet been planned. While the development of the park is not necessarily slated as a 202 3 project, staff believe this to be a good opportunity to begin brainstorming and thinking about the project and other park projects that will come forward. Included as part of this packet are maps of the open space park trail, information regarding the boardwalk, and a map of the proposed neighborhood park. Attachments: 2a. 2020-09-17 – Open Space Park Agenda Item 2b. Maps with Overview of Open Space Park 2c. 2021-05-20 – Neighborhood Park Agenda Item 2a. Previous meeting: 7a. 8200 County Road 116  Corcoran, MN 55340 763-420-2288  www.ci.corcoran.mn.us MEMO Meeting Date: September 17, 2020 To: Parks and Trails Commission From: Jessica Christensen Buck, Recreation Coordinator Re: Bellwether Open Space Park ______________________________________________________________________ During the February 19, 2019 Parks and Trails Commission meeting, staff brought the opportunity of co-locating stormwater infrastructure in the trail corridors as opposed to installing it through the wetland. Since this discussion, the infrastructure has been installed, tree removal has taken place, and the “trail” has been walked by many members of the Commission. Additionally, during the June 20, 2019 meeting staff included a memo with example boardwalks from other cities. Commissioners discussed what they would like the boardwalk to look like and the option of using composite materials and cable railing(s). Commissioners were invited to walk the proposed trail with staff earlier this month to have a better visual of the land and trail location in advance of further decision making on next steps in the park development Staff is requesting that Commissioners discuss what the next steps in the development of the park near the Bellwether development should be for the trail and boardwalk. Options for discussion: 1.Take no action and defer trail improvements until additional park land is dedicated. 2.Recommend proceeding with trail development within the park boundaries and defer the boardwalk improvements to a future date. 3.Recommending proceeding with both trail development and the boardwalk. The action recommended will be brought to the City Council for approval at a future meeting. Attachments: 1. Bellwether Trail Map ENCORE | PULTE HOMES Corcoran , Minnesota CONCEPT PLAN May, 2018SATHRE-BERGQUIST INC.north CO U N T Y R O A D 1 0 1 / B R O C K T O N L A N E N O R T H WETLAND WETLAND PRIVATE AMENITY CENTER ENTRANCE MONUMENT PUBLIC OPEN SPACE SITE DATA 44’ LOTS - 153 50’ LOTS - 181 60’ LOTS - 64 TOTAL - 398 SINGLE FAMILY LOTS LEGEND 44’ WIDE LOT 50’ WIDE LOT 60’ WIDE LOT SIDEWALK WETLAND POND TRAIL FUTURE TRAIL HUNTERS RIDGE PUBLIC PARK COUNTY ROAD 30 CO U N T Y R O A D 1 1 6 STIEG R O A D COMMERCIAL OUTLOT A FUTURE COMMERCIAL OUTLOT FUTURE LIGHT INDUSTRIAL OUTLOT FUTURE PUBLIC PARK ARRIVAL DRI V E IMMANUEL UNITED METHODIST CHURCH SCHOBER HOMESTEAD 2b. 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. 2c. Previous Agenda Item: 8a. TO: Corcoran Parks and Trails Commission FROM: Kendra Lindahl, Landform DATE: May 12, 2021 for the May 20, 2021 Parks and Trails Commission Meeting RE: Rezoning, Preliminary Plat and Planned Unit Development Application for Van Blaricom and Schober properties for “Amberley and Bellwether” (PID 01-119-23-34-0002 and 01-119-23-43- 0009) (city file no. 21-017) 60-DAY REVIEW DEADLINE: July 10, 2021 1.Description of Request The applicant is requesting approval for a preliminary plat that includes 116 lots that will be part of Bellwether and 76 single family lots that will be platted as “Amberley” subdivision. The land area includes two separate parcels totaling 77.22 acres. 2. Background Bellwether (originally Encore) is an active adult neighborhood developed by Pulte under the Del Webb brand. Bellwether is a multiphase development that has received final approval for five out of six phases approved at this time. The Bellwether development was approved with a parks plan that included a large open space park and a smaller neighborhood park in the development near the southwest corner of the proposed Van Blaricom development. 3. Context Zoning and Land Use The site is zoned RSF-2 (Single Family Residential 2) for the Van Blaricom property and zoned PUD for the Schober property. The Comprehensive Plan designates the properties as Low Density Residential. Surrounding Properties All the surrounding properties are in the MUSA (Metropolitan Urban Service Area). The property to the east and south are part of the Bellwether development and are guided Low Density Residential and zoned PUD (Planned Unit Development). The properties to the north and west are guided Existing Residential and are zoned UR (Urban Reserve) and PUD as part of Bellwether. Amberley and Bellwether 7th Addition (21-017) 2 May 20, 2021 Natural Characteristics of the Site The west side of the Van Blaricom property has a large emergent wetland that leads into the center of the property according to the Natural Resource Inventory Areas map (Map 1-7) in the Comprehensive Plan. A portion of the site is also located in the FEMA floodplain. 4.Analysis A.Level of City Discretion in Decision-Making The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City has a relatively high level of discretion in approving PUDs. A PUD must be consistent with the City’s Comprehensive Plan. The City may impose reasonable requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety and welfare of the community and surrounding area. The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinance and the conditions of preliminary plat approval. If it meets these standards, the City must approve the plat. B.Consistency with Ordinance Standards Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. Parks and Trails The plan is showing sidewalks on one side of all public streets as required; however, staff recommends that the sidewalk on “Road 4” extend the entire length of the street to connect to “Road 5” adjacent to the park. The plans show a trail connection through the new park. The final alignment should be determined by the City as part of the final park design and should provide access to the city water tower site and well house. The City engineer recommends that the well house be located near the street rather than in the park as shown. The trail extends from the park as an on-road trail until it wraps around the north side of wetland #2 and the west property where it is an off-road trail until it reaches Stieg Road where it will connect with a planned on road trail. The City requires an 8-foot wide trail in a 20-foot wide easement. The segment between “Road 4” and the “Road 1” cul-de-sac is shown 12 feet wide to serve as a trail and an Amberley and Bellwether 7th Addition (21-017) 3 May 20, 2021 emergency vehicle access. The trail plan is generally consistent with the City’s trail plan adopted as part of the Comprehensive Plan. However, there are several areas where the trail is in the wetland buffer. The plans should be revised to shift the trail outside of the wetland buffer. Trails are not structures and do not have to meet the wetland buffer setback requirements but must remain outside of the buffer. It appears this could be accommodated through wetland averaging in most cases, but a trail easement over a few lots will be required to accommodate the trail. Three Rivers Park District is continuing to work to finalize the alignment of the Diamond Lake Regional Trail corridor and has expressed a desire extend that trail through the Van Blaricom property. Staff will continue to work with the applicant, the TRPD and the Parks and Trails Commission to finalize a trail alignment through this property. The TRPD trail is generally a 10-foot wide trail in a 20-foot easement. The Comprehensive Plan showed a Community Park and Bellwether deeded 8.93 net acres of land for that park. The Plan also showed a neighborhood park and Bellwether 5th Addition dedicated 3.20 net acres for a portion of the neighborhood park. This development would dedicate the remainder of the land for this neighborhood park and proposes dedication of 6.81 net (8.36 gross) acres and nearly an acre of that would be for the water tower and well sites. Original Park Plan from Preliminary Approvals Proposed Van Blaricom Development The Commission should discussion whether adequate land is provided for the types of uses planned for this neighborhood park. Neighborhood parks are intended to service residents within ¼ - ½ mile but will likely serve a larger area. Therefore, the city should consider a small parking lot in the park. The City Code does not establish parking standards for public parks. The 5.13-acre Wildflower Park in Ravinia has no on site parking but relies on on-street parking where the developer provided 10 stalls on the street adjacent to the park. There is no opportunity to provide that type of bump-out parking for Bellwether because the park is tucked behind homes. A review of industry sources provides a wide range of criteria for parking standards: Amberley and Bellwether 7th Addition (21-017) 4 May 20, 2021 • The Institute of Transportation Engineers “Parking Generation, 4th Addition” book suggests 2.6 parking stalls per acre for a neighborhood park. This neighborhood park would be 7.7 acres, which would require 20 parking stalls. • The American Planning Association “Parking Standards” book reviews standards from cities across the country and suggests one space for each ½ acre of developed park area up to 15 acres and one space for each additional acre in excess of 15, which would require 15 parking stalls. Staff recommends that some off-street parking be provided on site. A lot of 15-20 spaces would seem to be appropriate for a neighborhood park of this size. Access to the community park would also be available from the amenity center and future parking would be provided on the southwest portion of the site when the final phase is constructed. • The Parks and Trails Commission should make a recommendation on the needed parking for this site and require the developer to revise the concept plan to show how the parking could be accommodated on site. The Comprehensive Plans note that neighborhood parks typically range in size from 5-20 acres in size. The land proposed in this phase and the 5th addition would be approximately 10 net acres. Neighborhood parks are encouraged to be located near community parks to expand the function of all types of open space. Community parks are intended to be 20-100 acres and the Community park dedicated with Bellwether and planned to be dedicated with the final phase would be approximately 12 acres. • The Parks and Trails Commission should make a recommendation on the land dedication and whether it is sized appropriately for the parking, public works features and park features or whether more land should be taken to meet the park dedication requirements. The ordinance requires 15% of the land (or a combination of land/cash) in a development to be dedicated as park land. This site has a pre-development net acreage of 72.2, which requires dedication of 10.83 acres of park land. The applicant is proposing 0.96 acres of trail easement plus 6.81 acres of park land for a total of 7.77 acres. The remaining park dedication would be satisfied with a cash payment. The applicant’s proposal would result in: 1. 7.77 net acres of park land (satisfies 72% of the park dedication requirement) and 2. $248.801.25 cash-in-lieu ($4,628 x 192 units x 0.28) (28% of total park dedication). The City should accept park dedication in the form of land where shown on the maps. The City may accept cash-in-lieu of land if park dedication requirements are not met by the park and trail dedication. 5. Recommendation Move to recommend approval of land dedication for the planned off-road trail easement and cash-in- lieu of land fee for the remaining park dedication. Amberley and Bellwether 7th Addition (21-017) 5 May 20, 2021 Attachments 1. Location Map 2. Parks and Trails Plan 3. Original 2018 Bellwether Master Plan 4. Bellwether 7th Site Plan received April 21, 2021 5. Amberley Site Plan received April 29, 2021 6. Park Area exhibit received April 21, 2021 7. Trail Exhibit received April 21, 2021 8. Applicant’s narrative dated April 20, 2021 Hennepin County Natural Resources Map Date: 1/21/2021 Comments: This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2021 1 inch = 800 feet Legend FEMA Floodplains - 100 Year A AE FLOODPLAIN AH AO AE FLOODWAY Wetlands Potential Wetland - HCWI Probable Wetland - HCWI Probable Wetland - NWI PID: 0111923340002 Address: 52 ADDRESS UNASSIGNED, CORCORAN Owner Name: VAN BLARICOM FAMILY TRUST Acres: 73.48 ¯ Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers % Trailhead Morin Lake Scott Lake Jubert Lake Cook Lake 456710 456750 456719 456730 Co u n t y R o a d 1 1 6 Oakdale Dr B r i d l e Pa t h J e f f r e y L n Abilene Ln Tr a i l L n Hunters Rdg County Road 30 He a t h e r Ln Pio n e e r T r l Trail Haven Rd County Ro a d 1 0 Horseshoe Trl Ro b e r t L n H o r s e s h o e Bend D r Co u n t y R o a d 5 0 Larsen Rd Gleason P k w y Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 ES t Homestead Trl Ma p l e H i l l R d Ca i n R d Ro l l i n g H i l l s R d S u n d a n c e Rd Country Rd Mo h a w k D r El mSt Larkin Rd Fo x l i n e D r Strehler Rd Cain Pl 6 5 t h Pl N Dassel Ln Old Se t t le rs R d County R oad 1 1 7 Stie g R d Be c h t o l d R d Ka l k R d Schutte Rd Meister Rd F o x V a l l e y Dr M y s t i q u e Dr H a g e Dr 93rd Ave N Sc hut t e P l Br a n d y w i n e Rd Chisholm T r l Tessmer Rd HighBlu ffLn Winc hest erTrl JubertLn R u s h C re e k RushCreek County Ditc h N u m b e r S i x t e e n Co u n t y Ditch N u mber Three SouthFor k R u s h C r e e k NP NP NP NP NP NP NP ASA ASA ASA ASA OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Parks and Trails Map.mxd Date: 1/15/2019 Time: 1:22:31 PM User: ShuJC0243 Map 5-1Parks and Trails Plan Existing Parks and TrailsRegional TrailExisting On Road TrailCity ParkTrailheadPrivate Park/Open Space Proposed Parks and TrailsProposed On Road TrailProposed Off Road TrailProposed Off Road Trail outside 2040 Development AreaNeighborhood ParkCommunity ParkGreenway CorridorMunicipal Boundaries2040 MUSAFuture MUSA Expansion AreaParcel BoundariesStreamsLake/Open WaterWetlands NP 79 ENCORE | PULTE HOMES Corcoran , Minnesota CONCEPT PLAN May, 2018SATHRE-BERGQUIST INC.north CO U N T Y R O A D 1 0 1 / B R O C K T O N L A N E N O R T H WETLAND WETLAND PRIVATE AMENITY CENTER ENTRANCE MONUMENT PUBLIC OPEN SPACE SITE DATA 44’ LOTS - 153 50’ LOTS - 181 60’ LOTS - 64 TOTAL - 398 SINGLE FAMILY LOTS LEGEND 44’ WIDE LOT 50’ WIDE LOT 60’ WIDE LOT SIDEWALK WETLAND POND TRAIL FUTURE TRAIL HUNTERS RIDGE PUBLIC PARK COUNTY ROAD 30 CO U N T Y R O A D 1 1 6 STIEG R O A D COMMERCIAL OUTLOT A FUTURE COMMERCIAL OUTLOT FUTURE LIGHT INDUSTRIAL OUTLOT FUTURE PUBLIC PARK ARRIVAL DRI V E IMMANUEL UNITED METHODIST CHURCH SCHOBER HOMESTEAD - " < - ( \\ \\ BELLWETHER (VAN BLARICOM)- PARK AREA EXHIBIT "'>,, --t1 -----=:::: . j / ,,,. , \ , JL- • \ \ I\ " \ \ Wetlar HWL-' -----.\"" r - ;, · ..-· .,•,f .1""""' ,,_/,. 1 l / "•' GROSS PARK/WELL/TOWER AREA= +/-364,366 SF (8.36 ACRES) WETLAND AREA (WITHIN PARK)= +/-67,420 SF (1.55 ACRES) PROPOSED WATER TOWER AREA (180'x180') = 32,400 SF (0.74 ACRES) PROPOSED WELL AREA (50'R) = 7,853 SF (0.18 ACRES) ' ' "'> I@ ·\ / :,: .,.,, / - - F,,l (-('> Tot Lot Swing '\_ ' ' "----- --- / DENOTES PROPOSED PARK AREA v.,,<,:,,f'..s su/?1,- i \ SATHRE-BERGQUIST, INC. -S, "' 150 SOUTH BROADWAY WAYZATA,MN. 55391 (952) 476-6000 ,,.o,,, '2 s ,{; '<."- p\..l'- · , 1 We Build Consumer Inspired Homes and Communities to Make Lives Better “AMBERLEY & BELLWETHER” APPLICATION FOR: Preliminary Plat PUD and Rezoning CORCORAN, MINNESOTA April 20, 2021 Introduction The Pulte Group (“Pulte”) is pleased to be submitting this application. Pulte’s company vision is “Building Consumer Inspired Homes and Communities to Make Lives Better”. We are a reputable homebuilder with corporate offices in Atlanta, Georgia. We currently operate under three distinct brands of homebuilding throughout the country: Pulte Homes, Centex Homes, and Del Webb. Pulte’s Minnesota Division has an office in Eden Prairie and will build about 700 homes in the Twin Cities in 2021 under the Pulte Homes and Del Webb brands. Pulte will act as both developer of the property and builder of the homes. The primary contacts for Pulte are: Paul Heuer, Director of Land Planning & Entitlement Dean Lotter, Manager of Land Planning and Entitlement 7500 Flying Cloud Drive, Suite 670 Eden Prairie, MN 55344 The owners of the properties are: Claudia Taylor for Van Blaricom Trust 415 City View Drive Minnetonka, MN 55305 Mary Schober Martin and Joel Martin 19319 Stieg Road Corcoran, MN 55374 The Properties Van Blaricom: 01-119-23-34-0002 2 Schober: 01-119-23-43-0002 19319 STIEG RD ROGERS, MN 55374 Background - Bellwether On June 28, 2018, the Corcoran City Council approved the preliminary plat for the first Del Webb neighborhood in Minnesota, named Bellwether. Bellwether is an active adult neighborhood consisting of 398 homes. Del Webb is an iconic and renowned brand name across the Country that exclusively caters to the active adult 55+ market. Del Webb neighborhoods are extremely popular, high amenity, facilitated lifestyle neighborhoods. Many active adult buyers are searching for a neighborhood with the following attributes: single level homes; homeowner’s association yard maintenance and snow removal; a safe and secure feeling; the attractiveness of a resort; and provides an abundance of social and recreational opportunities. Bellwether has been designed to cater to these buyers. Within Bellwether, we have incorporated the traditional Del Webb neighborhood design characteristics which have been a trademark for decades. The neighborhood vision for Bellwether includes: 1. Entrance experience – At the primary entrance to the neighborhood off County Road 101 (100th Avenue), there is plentiful open space, a large monument, and robust landscaping. 2. Arrival drive – The arrival drive leads the driver directly from the main entrance to the amenity center. The arrival drive consists of a parkway with a wide, heavily landscaped center median and runs immediately adjacent to a wetland, providing beautiful, open views. There are no driveways on the parkway, creating a feeling of luxury, beauty, safety, and a welcoming sense of arrival into the neighborhood. 3. Amenity center – This buyer expects a private amenity center that caters to their recreational and social needs. We have strategically planned this amenity (The Prairie Club) at a central location overlooking the largest wetland on the property. Now complete, the Prairie Club includes a wide variety of recreational and social features and is nearly 12,000 square feet! 4. Trails/Open Space – We used the City’s Comprehensive Plan as a guide for preserving valued natural resources (woods), providing land for an active public park, and designing an interconnected public trail system throughout the neighborhood. 5. A feeling of security – It is very important to this buyer that their neighborhood feel safe and secure. This is accomplished by a variety of intentional design approaches such as buffer plantings in key perimeter areas, parkway arrival drive, sidewalks along every street, a private amenity center for homeowners and their guests, etc. 6. Single level villa homes – The active adult buyer commonly wants to move into a single level home with no or minimal stairs, homeowner’s association-maintained yards/snow removal, and social and recreational opportunities. Buyers can choose from different types of homes, each catering to a different square footage, price point, and location/views. 3 Bellwether has been received extraordinarily well by the buying public. The iconic Del Webb brand has proved to be equally successful in Minnesota as it has across the Country. As a result of this success, we are expanding the neighborhood. Current Application Van Blaricom Property Bellwether was designed to someday include the southern portion of the Van Blaricom property. Viewing the original Bellwether site plan, we designed a “loop road” through the Van Blaricom property. In effect, the Van Blaricom property helps us to connect two separated parts of the overall Bellwether neighborhood. The Van Blaricom property will have two separate neighborhoods with different types of homes. On the southern half, we will complete our plans to build an extension of the Del Webb Bellwether neighborhood with single level villa homes restricted to active adults. The northern half will consist of a modest sized new Pulte single family neighborhood. Schober Property For the original Del Webb Bellwether neighborhood, we bought a large majority of the Schober property. The intention of the Schober family was to stay in their existing single-family home encircled by Bellwether. Over time, their intention has changed. Therefore, this small “infill” property will be converted into Bellwether lots. We originally designed the neighborhood to easily convert this property to Bellwether lots. Key Facts • Lots o Van Blaricom property i. Bellwether lots (44’, 50’, 60’) 100 ii. Single family lots (65’) 74 iii. Total 174 o Schober property i. Bellwether lots (44’, 50’, 60’) 17 o Total 191 • Comp Plan Guidance is Low Density Residential • Proposed zoning is PUD • Key property areas (pre-development): o Gross area 77.22 ac o Gross density 2.5 units/ac o Wetlands 6.2 ac o Stieg Road ROW 0.24 ac o Net area 70.78 ac o Net density 2.70 units/ac • Minimum home setbacks for Bellwether – southern portion of Van Blaricom property and remainder of the Schober property (unchanged from approved 2018 plan) o 20 feet front o 5 feet and 5 feet side o 20 feet rear 4 o 22 feet driveway • Minimum home setbacks for single family - northern portion of Van Blaricom Property o 25 feet front o 7.5 feet and 7.5 feet side o 30 feet rear Zoning Existing zoning is single family RSF 2 for the Van Blaricom property and PUD for the Schober property which was granted for the Schober property in the original Bellwether application. We are requesting the Van Blaricom property to be rezoned to PUD. Parks and Trails Park Dedication Land - When Bellwether was approved, we preserved nearly 9 acres of hardwood forest. We also dedicated 4.33 acres of upland for a future neighborhood/community park as outlined in the City Comprehensive Plan. During the approval process, we were instructed to plan for additional dedication on the Van Blaricom property. Our Van Blaricom site plan shows this additional upland park dedication of 6.85 net acres to complete the neighborhood/community park. This park land will partially fulfill our park dedication requirements. Trail – There is one main trail that in the Van Blaricom site. This trail picks up where the first segment of this trail left off at the park in Bellwether. Providing full connectivity throughout the entire Bellwether neighborhood, this trail meanders up through the west side of the Van Blaricom property, ultimately connecting to Steig Road. Credit to park dedication that Pulte would receive for constructing this trail outside of the park area will ultimately depend on its final layout and length. The trail is estimated to be 2,120 feet in length at a cost of $35 per foot this trail is estimated to cost $74,200 to construct. This will act as a credit to park dedication fees. Trail easement – The easement for the trail itself is 20 feet wide by 2,120 long. The easement in terms of acreage is 2,120 x 20 feet = 41,856 square feet = 0.96 acres. This trail easement will also act as a credit to park dedication fees. Park dedication fee – Corcoran’s park dedication ordinance requires 15% of the developable land in park dedication in the form of land and/or park dedication fee. We determine that the in order to meet the City’s ordinance, we will need to dedicate some land and also pay a fee minus credits for the trail and the trail easement. Please refer to tables 1 and 2 for more information. These tables demonstrate how we arrived at the park dedication fee of $264,168. For a graphic depiction of the information regarding the parkland and fee determination please refer to the attachments at the end of this narrative memo. 5 Area and Dedication Area Gross Acres - Van Blaricom 77.22 Wetland -6.2 Steig Road ROW -0.24 Well Site -0.18 Water Tower -0.74 Net Development Area 69.86 Park Dedication at 10% 6.986 Park Dedication at 15% 3 to 5 units per acre 10.479 Park Dedication Area (Acres) Cost Net Area 69.86 15% 10.48 Gross Park/Well/Tower 8.36 Park Area Wetland -1.55 Trail Easement Credit outside of park 0.96 Well Site -0.18 Water Tower -0.74 Net Park Dedication 6.85 Park Dedication Deficit 3.63 Cash Value of 3.63 acres 3.63 $338,368.30 Trail Credit 2,120 LF * $35.0 w/trail in park removed $74,200.00 Net Park Dedication Fee $264,168.30 Trunk Line Area Charge (TLAC) Credits In the northeast portion of the City, the TLAC is $16,789 per acre. The developer is providing land for a well site and a water tower on the Van Blaricom property. The well site is estimated to need 0.18 acre of land and the water tower is estimated to need 0.74 acre of land for a total of 0.92 acres. This amount of land multiplied by the TLAC charge for this area should equate to a credit in the amount of $15,446. Pulte will also be upsizing watermains from 8 inches to 12 and 16 inches and will be given a credit for the watermain upsizing. Our Homes Pulte is known for the extraordinary steps that we take to ensure that we are designing and building homes that meet the needs and desires of home buyers. We continually reach out to the public and Pulte homeowners to get feedback to improve our home designs. We call this 6 Life Tested®. Through this intensive process, we have conceived of and incorporated many innovative home design features such as the Pulte Planning Center, Everyday Entry, Super Laundry, Oversized Pantry, and the Owner’s Retreat. This exhaustive process has played a major part in Pulte’s success in “Building Consumer Inspired Homes and Communities to Make Lives Better.” Northern Van Blaricom – Amberley Amberley will be the name of the single-family neighborhood on the northern portion of the Van Blaricom property. We will build 74 homes on 65-foot lots. The single-family homes will consist of the following floor plans: 1. Baldwin a. 2,459 square feet excluding the basement b. 4 bedrooms / 2.5 bathrooms c. Two-story d. 48 feet wide by 38 feet deep home e. Anticipated sales price in the range of low to high $400k’s 2. Greenfield a. 2,609 square feet excluding the basement b. 4 bedrooms / 2.5 bathrooms c. Two-story d. 48 feet wide by 42 feet deep home e. Anticipated sales price in the range of low to high $400k’s 3. Hilltop a. 2,900 square feet excluding the basement b. 4 bedrooms / 2.5 bathrooms c. Two-story d. 48 feet wide by 46 feet deep home e. Anticipated sales price in the range of low $400k’s to low $500k’s 4. Riverton a. 3,126 square feet excluding the basement b. 4 bedrooms / 2.5 bathrooms c. Two-story d. 48 feet wide by 46 feet deep home e. Anticipated sales price in the range of mid $400k’s to mid $500k’s 5. Westchester a. 3,300 square feet excluding the basement b. 4 bedrooms / 2.5 bathrooms c. Two-story d. 48 feet wide by 48 feet deep home e. Anticipated sales price in the range of mid $400k’s to high $500k’s Southern Van Blaricom and Schober Properties – Bellwether The homes in the Bellwether extension will be identical to the homes approved by the City with the original Bellwether application and built thereafter within the neighborhood. We offer our updated and popular Del Webb floor plans. Buyers can choose from different product lines of homes with varying sizes, prices, and views/locations. All floor plans will offer five different options for architectural facades and will offer various structural options. 7 44-Foot Wide Lots The homes built on the 44-foot wide lots are 34-feet wide and range in size from 1,300 to 1,700 square feet. There are three different floor plans to choose from. These smaller floor plans are very popular for singles/widows/widowers in our active adult neighborhoods. They typically have two bedrooms and a two-car garage and are built slab on grade (no basements). Valuations of these homes start in the mid $300k’s. 50-Foot Wide Lots The homes built on the 50-foot wide lots are 40-feet wide and range in size from 1,680 to 1,960 square feet (excluding basements). There are four different floor plans to choose from. These homes are typically the largest selling homes in our active adult neighborhoods across the country. The homes typically have two bedrooms and a two-car garage but are versatile and can offer many options such as a third bedroom, a bonus room, and/or a finished basement. Valuations of these homes start in the low $400k’s. 60-Foot Wide Lots The homes built on the 60-foot lots are a similar product line as for the 50-foot wide lots. However, all of homes have basements and three-car garages. Roof pitches are increased to provide an additional level of architectural distinction. These homes are 50 feet wide. The lots are in the premium locations with the most attractive views. Valuations of these homes start in the mid $400k’s. Architecture During the 2018 Bellwether approvals, we worked closely with City staff on our architecture. The agreed upon approach was to provide different patterns and/or materials on front elevations. For instance, stone was included on all front elevations. Siding material was vinyl. In high visibility areas, we upgraded rear elevations to include window trim and side elevations to include a banding board and different colors or materials above and below the banding board. With this application, we are continuing with the same design approach for both Bellwether and Amberley. Please see the attached elevations and architectural upgrade map. Amenities – The Prairie Club One of the primary hallmarks of a Del Webb neighborhood is the extraordinary level of amenities included in the neighborhood. Bellwether is no exception. We are providing the same level of amenities as other similar sized Del Webb neighborhoods across the nation. The homes in the Bellwether portion of this application will be members of the existing private amenities. The nearly 12,000 square foot Prairie Club opened for use in October 2020. It contains a lounge, ballroom, fitness center, locker rooms, multi-purpose rooms, a craft room, an indoor pool, and a commercial grade kitchen. Surrounding the building is pickleball courts, bocce ball courts, an outdoor pool, a tiki bar, and a fire pit gathering area. When originally planning the amenities, we intentionally sized them to accommodate the additional homes included in this application. A couple of example photos are shown below. It is truly an extraordinary facility.