City Council Workshop

AGENDA City Council Workshop Workshop May 10, 2022 Council Chambers 5:00 PM Interviews to Reappointment – Tree Board 5:10 PM 2022 Debt Strategy Update 5:30 PM 4Front Comprehensive Plan and POD Amendment 5:55 PM Park Dedication Fee Schedule Update 6:10 PM Cedric’s Landing Expansion Concept Plan Review 6:40 PM Council Topics 6:55 PM Recess for Regular Meeting  COUNCIL MEMORANDUM To: Honorable Mayor and City Council From: Christina M. Volkers, City Administrator Date: May 10, 2022 Subject: Interviews to Reappoint – Tree Board BACKGROUND Per City Policy MIS-013 Boards and Commissions Appointment, Reappointment, and Service: 7.0 Reappointments of Seated Board Members and Commissioners 7.1 Sixty days prior to the June 30 expiration of the terms of seated commissioners, staff liaisons shall contact said board members and commissioners to inquire of their intent to seek reappointment. 7.2 All board members and commissioners interested in being reappointed shall complete an application provided by the City of Oakdale. 7.3 The staff liaison shall provide a list to the City Clerk of persons seeking reappointment. The City Clerk shall set up 10-minute interviews with the City Council at a work session and provide scheduling confirmation to the applicant. Members of each respective board and commission shall be collectively interviewed for reappointment rather than scheduling individual interviews. The City Clerk shall notify the respective chairperson of the interview and invite them to attend. Thus, at this Workshop, the City Council will interview seated Commissioners, as a group, who are seeking reappointment to the Tree Board. Applications are being sent under separate cover. 5:00 P.M. Tree Board Nick Kantola Mike Saarela  COUNCIL MEMORANDUM To: Honorable Mayor and City Council From: Jason Zimmerman, Finance Director Date: May 10, 2022 Subject: 2022 Debt Strategy Update BACKGROUND At the December 14, 2022 City Council Meeting, several road construction projects were approved in the 2022-2026 Capital Improvement Plan (CIP). As part of the planning process, three street projects were identified as requiring the use of debt to facilitate the reconstruction as outlined in the CIP. At the April 12, 2022 City Council Workshop, staff discussed the timing of each project, increasing interest rates, and the benefit of selling one bond for all three projects. The table below was also presented. As of April 12, 2022 CIP Debt Assessment Est Contract Revised Debt Project Levy Portion Requirement Portion Award Date Requirement R2022-01 $1,510,271 $ 806,030 $ 704,241 4/26/2022 Unknown R2022-02 $3,099,546 $1,229,459 $1,870,087 7/26/2022 Unknown R2022-03 $ 515,932 $ 515,932 $ - 1/27/2022 $ 563,277 Total $5,125,749 $2,551,421 $2,574,328 - Unknown R2022-01; 2022 Street Reconstruction and Overlay Project R2022-02; 40th Street Reconstruction Project R2022-03; Ideal Avenue Reconstruction Project The primary risk identified with a June 14, 2022 bond sale was the construction bids for the 40th Street Reconstruction Project were anticipated to be opened in July, resulting in risk of excess/insufficient bond proceeds. Additionally, June 14, 2022 is a meeting date for the Federal Open Market Committee. At the direction of our Financial Advisors, Baker Tilly, staff was advised not to sell bonds one week on either side of June 14, as the financial market could experience significant volatility. Based on discussions at the April 12, 2022 workshop, and in an effort to move as quickly as possible with a sale, staff is proposing on May 24, 2022 the City Council consider authorizing a bond sale and approving a parameters resolution. The purpose of a parameters resolution is to provide flexibility for the sale of the Series 2022A Bonds. The resolution will establish parameters on what the City Council will approve with the fluctuating market conditions as well as the ability to move the sale date if the market conditions do not look favorable on the anticipated sale date of June 23, 2022. Staff would then report back the results of the proposed sale at the June 28, 2022 City Council Workshop. 1 Additionally, the Interim City Engineer was able to move up the bid opening for the 40th Street Reconstruction Project to June 6, 2022 with an award of the contract presented for consideration at the June 14, 2022 City Council meeting. The table below has been updated to reflect the engineers estimate for the 40th Street Reconstruction Project. As of May 3, 2022 CIP Debt CIP Assessment CIP Levy Est. Contract Revised Debt Project Requirement Portion Portion Award Date Estimate R2022-01 $1,510,271 $ 806,030 $ 704,241 4/26/2022 $1,510,271 R2022-02 $3,099,546 $1,229,459 $1,870,087 6/14/2022 $3,453,000 R2022-03 $ 515,932 $ 515,932 $ - 1/27/2022 $ 563,277 Total $5,125,749 $2,551,421 $2,574,328 - $5,526,548 *The costs reflected above do not include associated financing costs (rating call, financial advisors, paying agent and underwriter’s fee). COUNCIL DIRECTION REQUESTED Staff is seeking input from Council regarding the use of a parameters resolution and the schedule of events for the 2022A bond issuance. Additionally, when a parameters resolution is used the City is required to establish a Pricing Committee to ensure the sale of bonds is within the established parameters set by Council. Our financial advisors have indicated that the committee could include the City Administrator and Finance Director. Staff needs any feedback form Council to prepare the documents for the May 24 City Council Meeting. Attachments General Obligation Improvement Bonds Series 2022A Schedule of Events 2  City of Oakdale, Minnesota General Obligation Improvement Bonds, Series 2022A May 3, 2022 April 1, 2022 May 1, 2022 June 1, 2022 S M T W Th F S S M T W Th F S S M T W Th F S 1 2 1 2 3 4 5 6 7 1 2 3 4 3 4 5 6 7 8 9 8 9 10 11 12 13 14 5 6 7 8 9 10 11 10 11 12 13 14 15 16 15 16 17 18 19 20 21 12 13 14 15 16 17 18 17 18 19 20 21 22 23 22 23 24 25 26 27 28 19 20 21 22 23 24 25 24 25 26 27 28 29 30 29 30 31 26 27 28 29 30 July 1, 2022 August 1, 2022 September 1, 2022 S M T W Th F S S M T W Th F S S M T W Th F S 1 2 1 2 3 4 5 6 1 2 3 3 4 5 6 7 8 9 7 8 9 10 11 12 13 4 5 6 7 8 9 10 10 11 12 13 14 15 16 14 15 16 17 18 19 20 11 12 13 14 15 16 17 17 18 19 20 21 22 23 21 22 23 24 25 26 27 18 19 20 21 22 23 24 24 25 26 27 28 29 30 28 29 30 31 25 26 27 28 29 30 31 Schedule of Events Date Event Responsible Party April 27, 2022 Request for Official Statement Information sent to City Staff. Baker Tilly May 12, 2022 Finalize Bond structure and prepare Terms of Proposal. Baker Tilly May 12, 2022 Information forwarded to Baker Tilly for preparation of the Preliminary Official City Staff Statement. May 18, 2022 Pre-Sale Summary and Parameters Award Resolution delivered to the City. Baker Tilly Kennedy & Graven May 24, 2022 City Council considers the Parameters Award Resolution authorizing the bond sale City Council pursuant to certain parameters and designating a Pricing Committee. May 26, 2022 Rough draft of Preliminary Official Statement sent out to City Staff and Kennedy & Baker Tilly Graven for review. June 1, 2022 Final comments to Baker Tilly on Preliminary Official Statement draft. City Staff Kennedy & Graven June 2, 2022 Posting of Preliminary Official Statement and application for rating forwarded to rating Baker Tilly agency. June 3, 2022 Final day application for CUSIPs must be made Baker Tilly Week of June 6, 2022 Rating conference conducted. Moody's City Staff Baker Tilly Est. June 16, 2022 Receipt of rating. Moody's June 23, 2022 Sale and consideration of award of the Bonds by the Pricing Committee. City Staff Baker Tilly Baker Tilly Municipal Advisors, LLC 620.16  Schedule of Events Date Event Responsible Party June 30, 2022 Distribution of Final Official Statement. Baker Tilly July 6, 2022 Draft closing documents are circulated for review. Kennedy & Graven July 21, 2022 Settlement of the Bonds; receipt of Bond proceeds. City Staff Kennedy & Graven Baker Tilly Baker Tilly Municipal Advisors, LLC is a registered municipal advisor and controlled subsidiary of Baker Tilly US, LLP, an accounting firm. Baker Tilly US, LLP trading as Baker Tilly is a member of the global network of Baker Tilly International Ltd., the members of which are separate and independent legal entities. © 2022 Baker Tilly Municipal Advisors, LLC. Baker Tilly Municipal Advisors, LLC 620.16  COUNCIL MEMORANDUM To: Honorable Mayor and City Council From: Erin Perdu, Interim City Planner Date: May 10, 2022 Subject: 4Front Comprehensive Plan and PUD Amendment BACKGROUND Larson Family Properties (the “property owner”) and United Properties (“the developer”) are requesting a Planned Unit Development ordinance amendment to permit additional uses on Parcel C of the 4Front Technology and Office Campus in order to facilitate mixed-use and multifamily housing. Parcel C has street frontage to the south (34th Street N) and east (Highpoint Drive N) and 4Front Campus parcels to the North and West. PROCESS This request also requires an amendment to the City’s 2040 Comprehensive Plan because the site is currently shown on the future land use map as Business Campus. The amendment request is to change the future land use designation of this parcel from Business Campus to Mixed Use. The introduction of residential units on this site that was previously planned for business only use means that the Metropolitan Council will require a full review of the Comprehensive Plan Amendment, including a review period for affected jurisdictions. It is the City Council’s discretion whether to approve or deny a request for a Comprehensive Plan Amendment. If the Council supports the request it is forwarded to the Metropolitan Council. If the Council denies the request, it is not forwarded to the Metropolitan Council. The PUD amendment, which also deals with the use of the subject parcel, can be evaluated concurrently with the Comprehensive Plan Amendment if the council so chooses, but final approval may not be given until the Metropolitan Council’s review has been completed. This memo provides a high-level summary of the requests. Additional details and analysis are provided in the attached Planning Commission Report. REQUEST OF DEVELOPER The subject site (shown in Figure 1 on the following page) has been vacant for many years and the developers are seeking to catalyze new development as well as diversify the mix of uses within the Planned Unit Development. The applicants have indicated that the Comprehensive Plan and PUD amendments will facilitate the development of up to 300,000 square feet of horizontal and vertical mixed- use construction, including up to 175 units of high density residential. Any development on the subject parcel will require site plan review and approval and careful consideration of the design of the site to ensure appropriate transitions between uses. 1 Figure 1: Location Map STAFF REVIEW Staff has evaluated the request based on several factors: • Appropriateness of the use on the parcel • Conformance with the goals of the Comprehensive Plan • Infrastructure capacity to serve the proposed use The proposed change will make this site relatable to the Mixed-Use area (Oakdale Marketplace) PUD to the south. That area also includes a mixture of commercial uses and allows for high density residential. The subject site is buffered from the 4Front Business Campus use by roads, stormwater ponds, and wooded areas, making it possibly appropriate for some high density residential. The visibility of the site from 34th St. North makes it an ideal location for commercial uses as well. The commercial uses may also provide additional amenities to the Willowbrooke Neighborhood to the north. The proposed change to land uses on the site also moves the city towards its goals of increasing housing diversity and providing housing in proximity to jobs. SEWER STUDY Special attention was paid to sewer capacity in the area. The city’s comprehensive sewer plan allocates 1,300 gal/acre/day for business campus land uses. The projected sewer flow from 175 high density housing units is 23,000 gal/day or 2,750 gal/acre/day over the 8.4 acres. The commercial land use component ranges from 500 to 1,000 gal/acre/day (retail to restaurant). The resulting total sewer flow could range from 3,250 to 3,750 gal/day/acre, or at least two times the allocation. The City is currently studying sewer capacity in the area to determine potential bottlenecks in the system that may occur with future development, including the transition of some areas from non- 2 residential to residential use. Since the addition of any residential in the 4Front Campus will likely necessitate the installation of larger capacity pipes, the project owner will be required to pay for the cost of these improvements. The pending study will both confirm the need and determine the percentage of additional sewer flow associated with each of the potential contributing projects. PLANNING COMMISSION RECOMMENDATION The Planning Commission held a public hearing and discussed the requests at their April 7th regular meeting. No public comments were received. The Commission did not have significant comments on the requests and recommended approval of both the Comprehensive Plan and PUD Ordinance Amendments with the added condition that the Applicant will be required to pay the costs of the sewer improvements necessary to support the additional flow associated with the contributing projects within the 4Front Campus. CITY COUNCIL ACTION REQUESTED At the workshop, staff is seeking informal feedback from Council on the proposed Comprehensive Plan and PUD Ordinance amendments that, if approved, would allow a mixed of uses on Parcel C that may include residential. The Comprehensive Plan and PUD Ordinance amendments will be back before Council at a future meeting for official action. Council may wish to wait on consideration of approval until the results of the sewer study are available, have been vetted by staff and reviewed by Council likely at the May 24, 2022 meeting, For reference, the 120-day review period expires on June 28, 2022. The applicant has been invited to the workshop to present an overview of their request and answer any questions from Council. Attachments Planning Commission Staff Report Application Materials 3  Attachment A: Planning Commission Staff Report PLANNING COMMISSION REPORT To: Oakdale Planning Commission Meeting Date: April 7, 2022 Applicant: Slumberland and United Properties Location: 3505 Highpoint Drive North Request(s): PUD Ordinance Amendment and Comp Plan Amendment to allow commercial and multifamily uses on 8.4 acres of the 4Front Campus Parcel C Prepared/Presented: Erin Perdu, Interim City Planner INTRODUCTION Slumberland, the property owner and United Properties (“the developer”) are requesting a Planned Unit Development amendment to permit additional uses on Parcel C of the 4Front Technology and Office Campus in order to facilitate mixed-use and multifamily housing. Parcel C has street frontage to the south (34th Street N) and east (Highpoint Drive N) and 4Front Campus parcels to the North and West. Figure 1: Location Map COMPREHENSIVE PLAN DESIGNATION The subject property is guided Business Campus in the City’s Comprehensive Plan. 1 ZONING DISTRICT REQUIREMENTS The subject property is Vacant and currently zoned as a Planned Unit Development (PUD) under 4Front Office and Industrial Area ordinance. The designations of the surrounding property are displayed in the table below: Orientation Comprehensive Plan Zoning District Existing Use North Business Campus PUD Residential South N/A N/A 34th Street N East N/A N/A Highpoint Drive N West Business Campus PUD Residential ANALYSIS The applicant is requesting a comprehensive plan future land use map amendment, changing the subject site from Business Campus to Mixed Use. Process: It is up to the discretion of the City Council whether to approve or deny a request for a Comprehensive Plan Amendment. If the Council supports the request it is forwarded to the Metropolitan Council. If the Council denies the request, it is not forwarded to the Metropolitan Council. A Comprehensive Plan Amendment is required for this Parcel as it includes land use changes to allow the proposed development. If the Council supports the request, the process is as follows: 1. Before submission, there must be a recommendation from the local planning body; the local governing body must authorize a submission to the Council; and, if applicable, affected adjacent governmental units, special districts, and school districts review. 2. The Comprehensive Plan Amendment submission is drafted with the required information, which includes maps, comments, and adoption of local resolution for the amendment to be submitted for review. a. After submission online or by mail, the Council has 15 days from day of receipt to review for completeness b. After a completed review from completeness, the Council has 60 days to review for conformance, consistency, and compatibility c. The Council may extend the review for 60 days if needed, or 120 days with agreement form the local government. The PUD amendment, which also deals with the use of the subject parcel, can be evaluated concurrently with the Comprehensive Plan Amendment, but final approval may not be given until the Metropolitan Council’s review has been completed. Findings: The parcel that is being requested to move from Business Campus to Mixed Use is in the southernmost portion of the 4Front PUD site. The subject site has been vacant for many years and the developers are seeking to catalyze new development as well as diversify the mix of uses within the Planned Unit Development. The Mixed-Use future land use category is intended for a combination of commercial, 2 residential and office space. The Business Campus designation only includes light manufacturing and office uses. The applicants have indicated that the Comprehensive Plan and PUD amendments will facilitate the development of up to 300,000 square feet of horizontal and vertical mixed-use construction, including up to 175 units of high density residential. The City’s evaluation of the Comprehensive Plan Amendment request centers around the appropriateness of the use on the subject parcel, its impacts on surrounding properties, and the capacity of infrastructure to support it. The proposed change will make this site more relatable to the Mixed-Use area (Oakdale Marketplace) PUD to the south. That area also includes a mixture of commercial uses and allows for high density residential. The subject site is buffered from the 4Front Business Campus uses by roads, stormwater ponds, and wooded areas, making it appropriate for some high density residential. The visibility of the site from 34th St. North makes it an ideal location for commercial uses as well. These uses will also provide additional amenities to the Willowbrooke Neighborhood to the north. The proposed change to land uses on the site also moves the city towards its goals of increasing housing diversity and providing housing in proximity to jobs. The transportation infrastructure in this area was designed for a high level of traffic and intensity of development. There is adequate capacity in the roadway system and no problems are expected based on the proposed changes. The city’s comprehensive sewer plan allocates 1,300 gal/acre/day for business campus land uses. The projected sewer flow from 175 high density housing units is 23,000 gal/day or 2,750 gal/acre/day over the 8.4 acres. The commercial land use component ranges from 500 to 1,000 gal/acre/day (retail to restaurant). The resulting total sewer flow could range from 3,250 to 3,750 gal/day/acre, or at least two times the allocation. The City is currently studying sewer capacity in the area to determine potential bottlenecks in the system that may occur with future development, including the transition of some areas from non-residential to residential use. Since this proposed land use change, along with others in the vicinity, will likely necessitate the installation of larger capacity pipes, the project owners will be required to pay their proportionate share of the cost of these improvements. The pending study will both confirm the need and determine the percentage of additional sewer flow associated with each of the contributing projects. The PUD amendment would change the text of the PUD to allow all permitted uses within the C2 Community Commercial, LB Limited Business and R5 High Density Residential districts. The applicants are also proposing to allow drive-in businesses, drive-through kiosks and supermarkets. All of these uses are compatible with the 4Front campus and the surrounding land use pattern. Any development on the subject parcel will require site plan review and careful consideration of the design of the site to ensure appropriate transitions between uses. ROLE OF THE PLANNING COMMISSION The role of the Planning Commission is to review the proposed Planned Unit Development Amendment and request for a Comprehensive Plan Amendment RECOMMENDATION Staff has determined that the Comprehensive Plan Amendment for the 4Front Campus – Parcel C mixed- use and high-density housing development is consistent with the City of Oakdale 2040 Comprehensive 3 Plan. Staff recommends approval of the proposed Comprehensive Plan amendment (CPA) and to commence the review and approval process as contained in the Metropolitan Council’s rules. Staff has also determined that the requested amendment to uses within the existing PUD district is consistent with the intent of the PUD and is compatible with the surrounding area. Staff also recommends approval of the requested Planned Unit Development ordinance amendment. MOTION Motion to recommend approval of a Comprehensive Plan Amendment for the 4Front Campus – Parcel C mixed-use and high-density housing development. This approval is conditioned on the applicants paying their proportionate share of the costs associated with the increased sewer flow caused by this land use change. Motion to recommend approval of an amendment to the Planned Unit Development for the 4Front Campus to allow commercial, mixed-use, and high-density residential development on Parcel C. 60-DAY RULE Application Complete: February 28, 2022 60-Day Review Deadline: April 29, 2022 Extension Granted To: N/A Planning Commission Meeting: April 7, 2022 Expected City Council Action: April 26, 2022 ATTACHMENTS Attachment A: Application materials Attachment B: Draft Comprehensive Plan Amendment Resolution Attachment C: Draft PUD Amendment Resolution Proposed 12’x16’ shed 4 Attachment B: Application Materials X X X X X X X TO: City of Oakdale FROM: Sam Edelstein DATE: February 1st, 2022 SUBJECT: 4Front Campus PUD Amendment Application Narrative – Parcel C INTRODUCTION The Larson Family and United Properties are requesting a Planned Unit Development zoning ordinance amendment to permit additional uses on a portion of the west expansion area of the 4Front Technology and Office Campus in order to facilitate up to 300,000 square feet of horizontal and vertical mixed use new construction, including high-density residential up to (175) units , commercial and retail uses. BACKGROUND The 4Front Technology and Office Campus encompasses 122 acres located on County Road 14, abutting the Willowbrooke neighborhood to the north, and running from I-694 on the west to Ideal Avenue North on the east (see Attachment A: Location Map). The campus is guided Business Campus in the 2040 Comprehensive Plan allowing for Corporate Offices, Light Manufacturing uses, and Office uses. The Planned Unit Development (PUD) zoning for the campus allows for Office, Research and Development, as well as Light Industrial uses. This special zoning district was originally created when 3M owned the property (along with the land to the north that is now Willowbrooke). The PUD was created in 1995 to accommodate the world headquarters of 3M’s spinoff business Imation and create a multi-user business park for 3M and other office-industrial users. Imation went out of business several years ago and the Larson family purchased the campus in 2016 around the same time that the City was undertaking a small area planning process for the 3M land that is now the Willowbrooke neighborhood. The Larson family has rebranded the site as the 4Front Technology and Office Campus. The four buildings on the campus comprise a total of approximately 550,000 square feet and house a number of office and research and development companies. There are nearly 65 acres remaining to be developed – approximately 50 acres in the west expansion area and 15 acres in the east expansion area (see Attachment B: Future Development Areas). The original PUD created by 3M has since been amended to also include Light Manufacturing and Office-showroom/Office-warehouse uses as of June 2021. Page 2 Development Vision The joint applicant between the Larson Family and United Properties builds upon the existing success at 4Front with the class A office complex now at stabilization with occupancy above industry standards. While the Larsons continue to re-invest in the existing campus structures, the partnership was established as a vehicle to further enhance the sources and uses onsite with the goal of creating the most diverse and prominent mixed-use campus in the East Metro area. Strategically diversifying from the current outlots designated as agricultural provides additional uses for the Oakdale community as well as tax incentives as vertical construction commences. By implementing a variety of sources and uses across several business industries, the overarching campus transitions from a 9-5 business park to the potential of a 24 hr. vibrant work-live mixed use campus. Generating new vehicular and pedestrian traffic on campus expanding to unrelated business activities all resulting in new amenities and offerings to both existing campus users as well as the City of Oakdale residents. With the significant homes planned directly to the north of the 4Front Campus, the partnership strongly believes the time is now to provide a diverse mixed-use PUD for the campus. Purpose and Intent The Larson family has partnered with United Properties to develop the vacant land in the West expansion area of the campus. The Larson family and United Properties (the “developers”) are proposing to designate four parcels for future development in this area (see Attachment C: Proposed Development Area). The developers are requesting that the existing uses be amended to Mixed Use for Parcel C to better align with the City’s Comprehensive Plan and catalyze new development. The proposed new uses would be allowed in addition to the currently permitted Office and Research and Development uses on Parcel C. The developers have stated that there is a high demand for new commercial and residential development and allowing those uses would realize additional development on the site much sooner than waiting for an Office or Research and Development user thus creating the opportunity to create new community jobs. The current land has been vacant for several years and listed as agricultural uses. In order to spur development that benefits both the city, community, and landowners, the mixed-use PUD is required to provide flexibility. Both horizontal and vertical mixed-use components ensure the plan submitted is both efficient as well as feasible with a certainty of progress forward. Page 3 Comprehensive Plan The Business Campus Future Land Use of the 4Front campus area is intended for uses that provide high-quality employment opportunities (Corporate Offices, Light Manufacturing, Offices). The City’s economic development goals and policies include maintaining and increasing living wage jobs to provide a continually improving quality of life for all residents and attracting and retaining businesses that complement and diversity the City’s economic base. City Staff is of the opinion that allowing Mixed Use development is consistent with the anticipated future land use within the Comprehensive Plan and will provide additional employment opportunities in a range of industry types that add to the diversification of the City’s economy. The draft ordinance contains a Purpose statement to reflect those goals and policies from the Comprehensive Plan. The revision of the PUD to Mixed-Use as a Future Land Use with additional high-density residential development to the 4Front campus area enables this development to meaningfully contribute to City Housing Policies including providing Housing Accessibility and diversity of Housing Choices. This additional Land Use seamlessly aligns with the City’s stated Land Use goals, by ensuring the land is zoned appropriately to meet the City’s future housing needs, provides access to high-quality housing in a range of densities and in close proximity (with pedestrian access) to jobs and larger community assets. Moreover, the Comprehensive Plan specifically anticipates the development of this “infill site”, as an opportunity to enhance residential density and diversity with the section entitled “Analysis of Projected Housing Needs”. In summary, Mixed- Use is complimentary to the previously approved Business Campus and will serve the City well toward the goal to improve quality of life for residents with developments such as these. Land Use Compatibility and Infrastructure Capacity The PUD Concept Plan allows for up to 720,000 square feet of Office/Administration and Research and Development uses across 43 acres in the west expansion area (see Attachment F: PUD Concept Plan). Those uses would continue to be permitted under the draft ordinance amendment. The ordinance amendment allows for additional uses as a mixed-use development on 8.4 acres(Parcel C) as follows. The pandemic has resulted in uncharted waters across real estate sectors, consumer patterns, and the future of retail, work from home, and door step delivery. These times require flexibility in land use vision, comprehensive plan review, and the ability to provide a variety of end uses that enhance the campus wide image. Outlined below are several purpose statement and design intents to assist in outlining the Mixed Use PUD vision for the site. - Walkable mixed use area connecting the retail to the south and residential to the north - Utilizing current retail trends on overall building SF sizes - Utilizing retail drive thru to accommodate consumer preference for low contact interaction - Expanding the on campus hours beyond the standard business hours of 9-5 - Expanding the on campus days from a standard Monday-Friday to seven days a week - Providing additional residential options with vertically integrated mixed use housing Page 4 The draft ordinance amendment also allows for the additional permitted uses, as follows: - All permitted uses, accessory uses and special uses within C2 Community Commercial as defined by City of Oakdale Zoning Code, Chapter 25, Article 13, except as modified herein. - All permitted uses, accessory uses and special uses within LB Limited Business as defined by the City of Oakdale Zoning Code, Chapter 25, Article 23, except as modified herein. - All permitted uses, accessory uses and special uses within R5 High-Density Housing as defined by the City of Oakdale Zoning Code, Chapter 25, Article 10,except as modified herein. - Any mixed used of with Multi-Family (R-5 high-density housing) above any permitted commercial use (C-2 or LB) with max height of six stories and 175 units. - “Drive-In Business” as defined by the City of Oakdale Zoning Code, Chapter 25, Article 2; Any business in which people are provided a service or a sale is made without the customer being required to leave the vehicle. Such businesses include, but are not limited to, the following: drive-in theater, drive-in bank, drive-in laundry or dry-cleaning pick-up station, drive-in cafe, and any business offering "drive-in" or "drive-through" food services. - “Drive-Through Kiosk” shall mean a retail, restaurant or service business in a freestanding building that provides goods or services, including but not limited to prepared food and beverages for off premises consumption, to customers from a drive-through window or walk-up window and provides no indoor customer seating or sales floor area. - Signage Types as defined by the City of Oakdale Zoning Code, Chapter 25, Article 19; Commercial District, including but not limited to Wall Signs, Free-Standing Signs, Bulletin Signs, Pylon Signs, Electronic Dynamic Business Signs and Temporary Signs. - “Supermarkets” shall include and encompass Grocery establishments, which the primary function of which is to offer food products for sale. This may also include subordinate uses such as pharmacies, delicatessens, and snack bars. This use is intended to draw customers on a neighborhood or community scale. - The draft ordinance amendment also will prohibit the following uses: 1. Pawnshops 2. Motel 3. Phonograph Record and Sheet Music stores 4. Club & Lodge Halls 5. Bowling Alley 6. Mortuary 7. Theaters 8. CBD Wellness Establishments It is anticipated that the addition of these uses, will be compatible with the 4Front Technology and Office campus. Page 5 Staff has determined that there is sufficient infrastructure capacity (roads, water, sewer, and storm sewer) to accommodate the proposed 300,000 square feet development in this location. RECOMMENDATION Staff evaluation has concluded that a PUD Amendment to allow Mixed Use development on Parcels C as described within this application is consistent with the goals and intent of the Comprehensive Plan, those uses will be compatible with surrounding and future land uses, and there is sufficient infrastructure to serve the proposed development. It is the opinion of staff that allowing more uses that will provide employment opportunities, housing choice and expand industry diversity is likely to achieve the City’s goals more quickly than waiting for a large office or research and development user given the current market trends. ATTACHMENTS: • Attachment A: Location Map • Attachment B: Future Development Areas • Attachment C: Proposed Development Area • Attachment D: Preliminary Site Plan Options • Attachment E: Draft Ordinance Amendment (City to Provide) • Attachment F: PUD Concept Plan • Attachment G: Proposed Development Concept Imagery ATTACHMENT A: LOCATION MAP WILLOWBROOKE 4FRONT TECHNOLOGY AND OFFICE CAMPUS OAKDALE MARKETPLACE OAKDALE STATION ATTACHMENT B: FUTURE DEVELOPMENT AREAS WEST EXPANSION AREA EAST EXPANSION AREA ATTACHMENT C: PROPOSED DEVELOPMENT AREA ATTACHMENT D : PRELIMINARY SITE PLAN OPTIONS ST-2A ST-1A 2200 S.F. 3184 S.F. 20,360 S.F. EA 11 ST-3A SE 4' T 6.4 EN M 2200 S.F. 2365 S.F. 3500 S.F. ST-4A 30' 10' ST-6A 0 80 160 SCALE IN FEET COMPREHENSIVE PLAN EXISTING LAND USE MAP - Pg 18 EXISTING LAND USE: OFFICE / VACANT CURRENT CONDITION COMPREHENSIVE PLAN FUTURE LAND USE MAP - Pg 19 EXISTING CLASSIFICATION: BUSINESS CAMPUS CURRENT CONDITION COMPREHENSIVE PLAN FUTURE LAND USE MAP - Pg 19 PROPOSED CLASSIFICATION: MIXED USE PROPOSED REVISION ATTACHMENT F: PUD CONCEPT PLAN Attachment G: Proposed Development Concept Imagery Retail Precedent Imagery Multi-Family Precedent Imagery  COUNCIL MEMORANDUM To: Honorable Mayor and City Council From: Andrew Gitzlaff, Community Development Director Date: May 10, 2022 Subject: Park Dedication Fee Schedule Update BACKGROUND Staff has been working with Stantec to update the City’s park dedication fee schedule to better align with identified parkland needs and to ensure compliance with a recent court ruling regarding the City of Burnsville that reaffirmed that there needs to be a rough proportionality between the fee and the need for parkland. Minnesota State statute gives the City the authority to require park dedication, but also provides the standards and foundation for setting the amount of such dedication. State statute says a city may take park dedication based on projected need for park land from a subdivision. Park dedication can be in the form of land dedication or cash equivalent, based on average fair market value. ANALYSIS Oakdale’s current population and park acreage translates to roughly 17 acres per 1,000 population. The City Council could reasonably conclude that the current park and recreation system serves the City well and therefore this ratio of 17 acres/1,000 population is what is needed going forward for the park dedication formula which translates to: 0.05 acres/unit for single family 0.04 acres/unit for medium density (townhomes) 0.03 acres/unit for high density (apartments) Since more dense housing types have fewer residents per unit, the impact of duplexes, townhouses, quads, apartments, etc. is somewhat less per unit than single family Employees use local park facilities in addition to residents, but typically not as much or as often as residents. This is difficult to quantify exactly but a reasonable assumption is that the impact of employees is roughly half that of the residential population proportionally. Commercial-Industrial (C/I) land would dedicate half the residential amount, based on employees rather than residents, which translates to 5.5% of the undeveloped C/I land. There is limited national research on park needs for C/I land. A search of peer and neighboring cites identifies park dedication requirements between 5%-10% of the land Under Minnesota state statute, a municipality may choose to accept a cash fee as set by ordinance from the applicant for some or all of the new lots created in the subdivision, based on the average fair market value of the unplatted land or “fair market value” of land to be redeveloped. The City of Oakdale along with many other cities have addressed this provision by adopting a city-wide average land value for unplatted land based on market data available (assessor info, recent sales, market studies, etc.). This method provides a consistent application for all projects and clarity to the City and the developer on what fees will be charged. Staff is working with legal counsel to determine if this method conforms with the current Minnesota state statute, Minnesota case law and the recent Burnsville court case decision. If not, park dedication cash value per unit or per C/I project would need to be done on a project by project basis. This would result in less certainty and more variability of fees collected between projects. CITY COUNCIL DIRECTION The City Council should provide input on the reasonableness of the noted park dedication methodology based on the park needs within the City. Prior to the meeting, staff will consult with legal counsel to obtain more clear direction on how the cash value of land should be determined and will share example park dedication scenarios with Council at the meeting. The City Council will need to update the 2022 fee schedule at a future Council meeting to make changes to the park dedication formula and fees. Attachments A: 2021 Park Dedication Fees B: Statutory and Legal Framework C: Fee Schedule Comparison  Attachment A – 2021 Park Dedication Fees 2021 fees are being used for comparison purposes because there are errors in the methodology used to calculate the 2022 fee schedule  Attachment B – Statutory Authority and Legal Background Minnesota Statutes Minnesota Statutes 462.358 Subd. 2b and 2c spell out a city’s authority for park dedication under the subdivision ordinance regulations. The statute says in part: “The regulations may require that a reasonable portion of the buildable land . . . be dedicated to the public or preserved for public use as . . . parks, recreational facilities, . . . playgrounds, trails, wetlands, or open space.” State statue says a city may take park dedication based on projected need for park land from a subdivision. Park dedication can be in the form of land dedication or cash equivalent, based on the fair market value of the land being subdivided. The Statute references two other sections in the Statutes: 471.191 says that any land dedicated must be for public use, and 462.353 Subd. 4a says any fees collected must be by ordinance. These sections are included at the end of this memorandum for reference. The City may take cash instead of land, or a combination of land and cash. The cash equivalent must be based on the value of unplatted land for which park dedication fees have not already been paid. Since land will likely be dedicated only in certain instances, calculating a reasonable value for cash contributions is needed. Cash park dedication fees received must only be used for the acquisition and development or improvement of parks, recreational facilities, playgrounds, trails, wetlands, or open space based on the approved park systems plan. Fees must not be used for ongoing operation or maintenance of parks, recreational facilities, playgrounds, trails, wetlands, or open space. Puce v. Burnsville A recent Minnesota Court of Appeals ruling on a case from Burnsville reminds cities that they need to follow the Statute in establishing and collecting park dedication fees. That case, A21-0895 Almir Puce vs. City of Burnsville, involves two basic legal requirements: a nexus, or connection between the park dedication fee, and the need to acquire park land as a result of a subdivision, and a rough proportionality between the fee and the need for park land. The court said: • “[A] municipality may impose a park-dedication fee only if the municipality reasonably determines that it will need to acquire and develop or improve a reasonable portion of land as a result of the municipality’s approval of a subdivision.” • [A] municipality may impose a park-dedication fee on a subdivision only if there is a rough proportionality between the fee and the need for the acquisition and development or improvement of parkland created by the proposed development, as demonstrated by an individual determination that the fee is related both in nature and extent to the impact of the proposed development.” Attachment C – Fee Schedule Comparison  COUNCIL MEMORANDUM To: Honorable Mayor and City Council From: Erin Perdu, AICP, Interim City Planner Date: May 10, 2022 Subject: Cedric’s Landing Expansion Concept Plan Review BACKGROUND The applicant, Hoisington Koegler Group Inc. (HKGi) on behalf of the owner Oakdale Par 3 LLC, is proposing a multi-family development of approximately 125 units on a portion of 5585 Golfview Avenue N. The concept proposes combination of studio, 1-bedroom, and 2-bedroom market rate units. The proposed surface and underground parking provide a total of 192 spaces (equating to approximately 1.5 spaces per unit). PROCESS The site is privately owned and guided as “Open Space” in the Comprehensive Plan and is part of The Greens of Silver Lake Planned Unit Development (PUD). Staff has identified three approvals necessary for this project: 1. Comprehensive Plan Amendment 2. PUD Ordinance Amendment 3. Platting It is the City Council’s discretion whether to approve or deny a request for a Comprehensive Plan Amendment. If the Council supports the request it is forwarded to the Metropolitan Council. If the Council denies the request, it is not forwarded to the Metropolitan Council. Council should evaluate the request and provide feedback to the applicant based on several factors: • Appropriateness of the use on the parcel. • Conformance with the goals of the Comprehensive Plan. • Infrastructure capacity to serve the proposed use. The proposed development would be handled as an amendment to the existing PUD, and staff would evaluate the site standards under R-5, High Density Housing (Article 10 of Chapter 25 Zoning Ordinance). Any deviations from R-5 zoning will be addressed in the PUD amendment request. Council should evaluate the PUD Ordinance Amendment request and provide feedback to the applicant based on the following considerations: • Conformity with the Comprehensive Plan? • Are there any defects or deficiencies? • What features or design element should be in the Detailed Development Plan? • What design exemptions are being asked and would the City be willing to allow in exchange for certain publicly beneficial design or planning features? 1 STAFF RECOMMENDATION The proposed concept plan was discussed with the Development Review Committee (DRC) comprised of city staff before being submitted for Council discussion. The following are staff’s initial comments on the concept plan. Wetland Impacts, Delineation, and Buffers This property is within the Valley Branch Watershed District and contains several wetlands and freshwater ponds. Coordination with the Minnesota Department of Natural Resources (MN DNR) and the Watershed District will be necessary, in addition to obtaining appropriate permitting and approvals. Staff recommended that the applicant begin coordination early because of the potential impacts could impact the feasibility of the proposed development as currently designed. Primary planning considerations for this concept are of wetland impacts. Typical wetland vegetative buffers for the adjacent wetlands are 25 feet at minimum with a 50-foot average. However, previous inquiries and concepts for this site revealed several restrictions based on the existing wetlands, which will likely impact this current proposal. The DNR Public Waters Permit #1986-6312 conditions 4 and 12 are of particular interest: • Condition #4: “No change shall be made, without written permission previously obtained from the Commissioner of Natural Resource in the dimensions, capacity or location of any items of work authorized hereunder.” • Condition #12: “Any extension of the surface of said waters resulting from work authorized by this permit shall become protected waters and left open and unobstructed for use by the public.” After correspondence between the MN DNR and consultants, the MN DNR determined that “the apartment complex addition project site is subject to DNR’s public water jurisdiction and DNR’s permitting requirements, including the conditions of Permit #1986-6312. The additional filling of #82-375W needed to construct upland for the new apartment building is prohibited under Minn. Rules 6115.0190, subd. 3. We cannot consider a discretionary waiver to WCA of impacts to a public water in cases where WCA allows impacts not allowed under DNR public water rules and laws.” Close coordination and review with MN DNR are necessary to address wetland impacts from the current project proposal. The FEMA Flood Map for the area (27163C0240E) identifies this site as Zone X, which means the area has minimal flood risk. Planning and Zoning The following comments highlight areas of compliance and where confirmation and information from the developers will be necessary for further determination. Density and Population. The concept currently identifies estimated square footage and housing types in the proposed development. A total of 114 units are being proposed at this time, but the unit mix has not been identified. This number will need to be added to the existing number of units on the site to calculate total density within the PUD. The total number of each unit type will need to be confirmed to calculate the number of required parking spaces. the density per acre (as compared to the minimum lot size/density in the R5 district), the potential population increases, and additional factors that rely on this type of data. Parks and Trails. The applicants have discussed a potential parkland swap with the City - relocating the public park space away from the current location adjacent to the mini-storage and closer to the wetland complex. This move would create larger open space amenity for the neighborhood. The existing 2 parkland (Golfview Park) was dedicated by HUB Properties originally. In discussions with the Development Review Committee, staff agreed that the relocation of the park can provide a better neighborhood park and stronger relationship to potential open space themed park land on the former golf course lands. Further consideration will be necessary to determine park dedication for the new units, as well responsibility for the design and construction of the proposed park facilities and trails and the potential repurposing of the existing Golfview park. Additionally, a mitigation plan for wetland impacts for constructing these facilities will need to be developed. Parking. Setback requirements within the R-5 zoning are at least 5 feet from any lot line – additional setbacks may be required in relation to the adjacent wetlands. The number of parking spaces required will follow Sec 25-161 of the Zoning Ordinance, and as aforementioned, calculations are based on the number of units per unit type in the development (Sec 25-161(e)). Because the concept proposes some under building parking, each parking stall in or under an apartment building or otherwise completely underground triggers a subtraction of 400 square feet from the total required minimum lot area. General Building Requirements. The maximum height for buildings in R-5 District is 40 feet and building setbacks are no less than 35 feet (add 6 inches for each foot the average height of the building exceeds 20 feet) or the average height of the building, whichever is greater. The proposed concept states options for number of floors; exact building heights and compliance will need to be determined when there are more specific development scenarios. Development will need to comply with Chapter 25 Zoning, Article 18 General Building Requirements. Infrastructure Capacity. The City Engineering Department has determined that the water and sewer capacity is sufficient to serve the proposed development. The new roadway will provide improved access to the site and the surrounding neighborhood as well as the necessary fire access as required by the State Building and Fire Codes. COUNCIL DIRECTION REQUESTED As previously noted, the Applicant next step will be to submit an application seeking approval from the City to reguide the land from open space to residential and will likely request design exemptions through the PUD process. The City should give careful consideration to the publicly beneficial design and planning features it will receive in return and give clear direction to the applicant on the appropriateness of the concept plan and set expectations on which elements they will likely be responsible to design and build as part of the proposed development Attachment Cedrics Landing Concept Plan and Narrative 3  Attachment A: Concept Plan and Narrative Cedric’s Landing South – Concept Narrative Submitted by HKGi on behalf of HUB Properties 04/08/2022 Background In late 2007, HUB Properties received conditional approval for development project known as Cedric’s Landing South located on the former Oakdale Par 3 Golf Course near Golf View and 56th Street. The project at that time was to develop a roughly 114 unit multi-family housing project. Conditions attached to the approval generally focused on area park improvements, open space configuration (mostly related to ownership), wetland impacts/mitigation approvals from appropriate jurisdictions, and details pertaining to specific zoning/code regulations. At that time, HUB properties decided not to proceed with the project due to market changes and other investment priorities not related to the project. HKGi (Planning and Landscape Architecture Consulting firm) has recently contracted with HUB Properties to explore how the project can be configured addressing current market demands, providing a more efficient development project, and responding to the conditions established in the 2007 approvals. HUB Properties currently has the property under contract. HKGi has met with staff and discussed utilizing the concept review process to re-engage with Council (and boards/commissions) to present a concept for how the site can be better configured and seek preliminary feedback prior to initiating formal entitlement processes. The enclosed materials are conceptual in nature and will need to be ‘dialed’ in to meet exact dimensional and technical details. Knowing that, the development team has conducted sufficient technical work (soils and wetland investigation, preliminary engineering, market research) and review to have a high degree of confidence that the project is technically and financially feasible. Some of this review includes detailed geotechnical review, wetland delineation, Phase I and Phase II environmental analysis of former trap shooting site (see focus area and environmental review area on attached concept map), and review of prior approval documentation. It is expected that for the project to proceed the following entitlements will be needed: 1. Comprehensive Plan amendment. The project site area is guided as open space. It is privately owned. An amendment to the comprehensive plan will be necessary to allow for high density housing on the portion of the site proposed for development. 2. Re-zoning. The site is currently under a Planned Unit Development zoning designation. In order for the project to proceed, an amendment to the PUD or rezoning will need to be approved. 3. Platting. The project at its full scale will affect a number of parcels. This will likely require a preliminary and final platting process. There may be other approvals needed depending on final wetland delineation and mitigation needs across the site. These will be determined as we proceed through the more detailed planning entitlement process. Cedric’s Landing South – Concept Plan Narrative 04/08/2022 1|P a ge Cedric’s Landing South – Development Summary The following represents a narrative summary of the proposed development concept and related elements. Proposed Building & Parking • Multi-family residential, market rate rental or higher, with roughly a 37,500 gross floor area per floor • Approximately 125 +/- units with a mix of studio, 1 bedroom and 2 bedroom units • One level of parking at grade or slightly below grade (2-4’ below existing grade due to soils/ ground water) with a primary building entry on the north and multiple vertical circulation locations • Three to four levels of residential units above the parking level o 87 under building spaces o 105 surface lot spaces o 192 total parking spaces are provided and equate to approximately 1.5 spaces per unit Access & Circulation Primary access to the proposed development comes from the west. The project proposes to extend 56th Street north and connect with Hadley Avenue as public roadway extension with a public trail segment. The intersection point with Hadley Avenue would provide access to a parcel to the north with development potential. A new 24’ access drive would provide access to the proposed development off of the newly extended 56th Street. An emergency/ fire access is also proposed from the surface parking lot south and east around the proposed building to connect with the existing parking lot drive of the southern most Cedric’s Landing building. Parks Trails & Open Space With the improvements to 56th Street, the project also proposes to relocate the public park space away from the current location adjacent to the mini-storage and closer to the wetland complex to create a larger open space amenity for the neighborhood. The existing parkland (Golfview Park) was dedicated by HUB Properties originally. Relocation of the park can provide a better neighborhood park and stronger relationship to potential open space themed park land on the former golf course lands. Park elements and programming are anticipated to be driven by the City of Oakdale’s Park System Planning process, but may include features such as a playground, open play lawn, small picnic pavilion, trails, and wetland overlooks/interpretation. Parking could be provided on-street with bump out parking bays or possibly a small off-street lot if deemed necessary. The project proposes to create an internal trail connection with a pedestrian bridge back to the primary building and facilities at Cedric’s Landing. The emergency/ fire access connection would also serve as a pedestrian connection from the existing development, to the proposed development, and west to the proposed public park relocation. Additionally, there is an opportunity for a potentially larger trail network around the wetland network following the old golf course routing that could be a dedicated public trail corridor (park and recreation amenity). Cedric’s Landing South – Concept Plan Narrative 04/08/2022 2|P a ge Wetlands, Existing Man-Made Pond and Stormwater Treatment The project seeks to avoid the wetlands on the site to the greatest degree possible. In some areas small portions of existing wetlands may need to be mitigated and wetland setbacks and buffers may be at minimum dimensions. The approach is to maintain the necessary average wetland setbacks and buffers for the development and minimize narrowed wetland setbacks. The design of the site will utilize appropriate mitigation areas if needed. The plan identifies an area to the north of the project that can be utilized for creation of additional wetland area if needed. The man-made “boomerang” pond that was created with the golf course construction and located in the center of the development area today is intended to be reshaped and become a focal feature for the development. An additional area of mitigation is identified south of the proposed building should any mitigation of the water volume be needed as per the results of a formal wetland review. The existing stormwater treatment basin off of the existing parking lot would be expanded and additional stormwater ponds and raingardens would be used to manage stormwater on site for the building, parking lot and driveways. An additional stormwater pond would be developed to treat stormwater for the extension of 56th Street. Added Development Potential The combination of the relocated park area and the extension of 56th Street creates an additional development opportunity to the east of the existing mini-storage development. This new site would be roughly 1.8 Acres in size and have frontage on Hadley Avenue and the extension of 56th Street. Attachments: • Cedric’s Landing Development Concept 04/08/2022 • Site Context Diagram Cedric’s Landing South – Concept Plan Narrative 04/08/2022 3|P a ge  tury Ave N Parcel Location Map Century Av e N 51 694 694 eN Av ley ad H Ha dl e J o y Rd y Av eN Gen ev a A v e 5 6th S t N Go lf v G ol iew N G r a n ada Av e N fvi t hS ew 56t Ln Ave N N M N-3 6 Blv d N 35 35 G ol f 54th St N v i e w Ave N N d N lv vd Bl B 36 36 N- N- M M 120 53rd St N G l en brook A v e N M N -36 Blvd N 5 2nd St N N v d Bl 36 N- Century A ve N M Northdale Park 9th Av e E Upper 5 1 st St N Grafton Ave N N G ranad a Ave N 4/8/2022, 2:23:34 PM v d 1:9,028 Bl 0 0.05 0.1 0.2 mi 3 6 N- Municipalities M 0 0.07 0.15 0.3 km TaxParcel Washington County, Sources: Esri, HERE, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community, Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Washington County, MN 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 not suitable for legal, engineering or surveying  Cedric’s Landing South Context Diagram - 4.8.2022 y Ave d le Ha Future Access Development t Opportunity Lo ing a rk P g in Extend 56th St st Exi to Hadley Ave Existing pond to be reconfigured Ac ce ss 56th St Trail /Fi re Relocated Park Potential Features: -Playground -Picnic Pavillion -Trail Connections Golfview Ave Future Trail Loop around Wetland Complex Roadway Network Proposed Trail Network Proposed Greenspace Network Wetland Environmental Focus Area Environmental Reviewed Area Max Shotfall Area 200 i Feet Cedric’s Landing South Concept for Review - 4.8.2022 Hadley Ave il g Tra stin Exi Trail Storm Connection Storm Pedestrian Wetlands Bridge Development Stor m Potential Wetlands New Public P Street +/- 48 and Trail Reconfigure Bumpout Extension Pond Paving m P Stor +/- 56 Trail and 56th Street ve Storm Fire Access Dri 24’ Tra il 10’ Storm Drainage Ditch Buffer Relocated Park Storm Wetlands Potential Features: -Playground -Picnic Pavillion -Trail Connections Future Trail Future Trail Connection Connection N