Consider Park and Trail Concepts Related to Trott Brook North, a Sketch Plan Proposal .

The purpose of this case is to review an application from The Excelsior Group (the "Applicant") for a sketch plan application for an approximate 343 lot residential subdivision that includes multiple parcels generally located west of Nowthen Blvd, east of Variolite Street, south of 175th Avenue and north of Trott Brook (the "Subject Property). 

The Applicant is looking for feedback on the Sketch Plan:

~ The Sketch Plan application allows the Planning Commission, Park and Recreation Commission, and City Council, and staff to identify high level red flags with the proposal, outline next steps, and garner feedback from the community. Staff is looking for feedback from the Park and Recreation Commission on the proposed sketch plan proposal to address park needs in this area, consistent with the 2040 Comprehensive Plan, AND desired trail connections to the Circle of Ramsey Greenway, as well as trail connections to the existing neighborhood to the South.

The City of Ramsey has projected the need for a future Community Park #6 generally in this area, north of Trott Brook as part of the 2040 Comprehensive Plan.  A Community Park is generally defined as a park greater than 40 acres with a variety of attractions that serves multiple neighborhoods.  The Applicant has proposed a park in the NE corner of the site which is approximately 13 acres of upland area with two flex fields. The Park and Recreation Commission will work with the Applicant to determine if this is sufficient space for the park, and will determine if/what credits are required. It is possible that this park could serve a portion of the needs identified as future Community Park #6.  In addition, the City has received a number of observations from the Brookfield Neighborhood regarding the lack of park and recreation space in this neighborhood immediately south of the project site.  Not only will there be park and recreation needs for this new neighborhood, appropriate connectivity, via a pedestrian bridge over the brook could also serve the needs of the neighborhood to the south—as well providing improved trail access to the larger city-wide trail system in this north-central area of Ramsey.  This will be discussed in more detail as part of the Preliminary Plat.

Note: The proposed Hunt Addition subdivision (to the North) is expected to rely on neighborhood park needs in this same proposed subdivsion.
 


 

Notifications of this proposal were sent via Standard US Mail to Property Owners within 700 feet of the Subject Property, as reflected by Anoka County Property Records. A notice was also published in the Anoka Union Herald, the City's Official newspaper.  The City also sent an invitation for an online open house hosted before the April Planning Commission Meeting to provide additional preparation for this meeting. Staff has also extended the typical public comment period from 2 weeks to 4 weeks.

Summary
 

Site Acreage	~200 acres
Proposed Lots	< 343 Lots
Net Density	< 2.7 units/acre
Existing Zoning	R-1 MUSA, R-1 Rural Residential (Small Section, mainly wetland)
Proposed Lot Sizes	55, 65, 75 foot wide lots

Sketch Plan
The City requires a sketch plan for any major plat in order to provide the Applicant high level feedback before investing in the expense and time of a Preliminary Plat. The Sketch Plan also provides the residents of the community an opportunity to weigh in on the project before the preliminary plat, when the City will hold a formal public hearing on the project. The City wants to reiterate that if the project moves forward, there will be future opportunities for residents to weigh in on the project.

The City has dedicated a webpage for the community to stay updated on this project, which can be found at http://www.cityoframsey.com/748/Trott-Brook-North.  Please note that it is very likely that the project name will change throughout this process.

Two adjacent projects have come forward for sketch plan at the same time - this project and a sketch plan for the Hunt Property from Platinum Land (see the attached Site Location Map for context). Staff has attempted to combine these two applications to the extent possible by combining mailings and the public open house is scheduled to discuss both projects.

Park Dedication Specific Comments:
1. Park Dedication Credit is not available for wetland areas.  Credit is only given to upland area that is able to be developed for park purposes. 
2. Preservation of the existing barn should be explored as part of the park planning effort.
3. A more detailed park concept plan must be included with the Preliminary Plat.
4. The Developer will need to clarify underlying property ownership for the area between the southernmost lots and Trott Brook. 



Additional Items (identified within the Planning Commissions' May 7th discussion):

• Public Park: This area is generally in the search area for a large City park. The park is currently proposed in the NE corner of the site, underneath the High Voltage Transmission lines, and provides two fields. The park would provide an amenity to Brookfield residents who have expressed the need for a public park accessible to them. There would be a pedestrian bridge over Trott Brook and trails connecting Brookfield to the park.
• Traffic: Many residents expressed concerns over increased traffic in the area. Nowthen Boulevard is a County Road, so Staff sent to Anoka County for review. Their review letter is attached. With one proposed entrance to the site off both Variolite Street and Nowthen Boulevard, upgrades to both roads are likely with the project (such as turn lanes). If the project moves forward, the Applicant will need to work with the City's Engineering staff and the County's Engineering Staff to propose a solution that accommodates the new homes. Additionally, the combined projects will require the Developers to prepare an Environmental Assessment Worksheet (EAW) that will include detailed traffic forecasts and recommended areawide traffic improvements. Finally, the City Council has included in their 2020 Strategic Plan an action to complete a Corridor Study of the entire Nowthen Boulevard Corridor. Staff is working with Anoka County to advance this study later in 2020 or in early 2021.
• Environmental Concerns: Staff has already notified the DNR about the project due to its proximity to Trott Brook. Please see the "Next Steps" section for more information about the environmental precautions that will be required if the project moves forward.
• Utilities: This area is guided for City utilities in the City's Comprehensive Plan, and is currently zoned for utilities. Staff would like to note for the record that just because utilities are in the area, individual property owners on well and septic will not be forced to connect to City utilities per the City's charter.
• Lot Sizes: The Applicant is proposing 55, 65, and 75 foot wide lots. The City recently completed a Housing Study with Maxfield Consulting that indicated there is a demand for this type of product. Staff has heard from the development community that the market is demanding more of this product with smaller lots due to development costs and lifestyle choices. The market for 80 foot wide lots has decreased significantly in the past 5 years, as evidenced by Ramsey's own permit data. are Staff would like to note that just because there is a demand for this type of product, and it is likely it will sell, that does not mean the City is required to allow them in every location.
• Shoreland Overlay District:  A portion of the Subject Property is within the Shoreland Overlay District due to proximity to Trott Brook.  The Shoreland Overlay District boundary extends 300 feet from the Ordinary High Watermark (OHW) of Trott Brook.  Within this area, lot width at both the OHW and the building line must be at least seventy-five (75) feet.  There is no minimum lot size (area) requirements for streams in the Shoreland Overlay District.   It does appear that the sketch plan conforms to the lot width standard of the Overlay District.

Preliminary Plat/Next Steps
At time of preliminary plat, the City requires: grading plan, landscape plan, tree inventory and preservation plan, utility plan, preliminary plat, and for a project of this scale, an EAW (Environmental Assessment Worksheet) to lay out the basics of the project and determine if an Environmental Impact Statement (EIS) is required. At this time, the Applicant and Staff are looking for high level review of the project as opposed to going into detailed engineering plans which takes place with the preliminary plat.
 

The Applicant is responsible for all costs associated with review.  Any future subdivision will owe to the City certain Development Fees, to include Park Dedication (land or cash), Trail Fees, and grading of any park and trail areas and other obligations identified with the Development Agreement.

Staff recommends continuing the process of refining park and trail siting and scope, consistent with the Sketch Plan submittals for Trott Brook North and the Hunt Subdivisions.

Based upon discussion, direct Staff to continue exploring the park and trail issues and siting as proposed within the Sketch Plat(s).