Adopt Resolution #20-205 Approving Final Plat and Development Agreement for Hampton Townhomes (formerly Odyssey Homes); Case of Platinum Land LLC

The City has received an application from Platinum Land LLC (the "Applicant") for Final Plat review of Hampton Homes, a twenty-six (26) unit, attached townhome project located at 14600, 14544, 14520 Nowthen Boulevard and Anoka County PID 25-32-25-23-0020, which has no address assigned (together, the "Subject Property"). This project has been reviewed by the Planning Commission and City Council multiple times including:

• January 2, 2020: Planning Commission reviewed the Sketch Plan (the case was tabled due to the absence of the Applicant)
• January 14, 2020: City Council reviewed the Sketch Plan
• February 6, 2020: Planning Commission reviewed the Sketch Plan and directed Applicant to proceed to Preliminary Plat (a public workshop was also held on February 6, 2020 prior to the regular Planning Commission meeting)
• June 4, 2020: Planning Commission held a Public Hearing, reviewed the Preliminary Plat, and recommended approval with contingencies
• June 23, 2020: City Council approved the Preliminary Plat with contingencies (compliance with Staff review comments, completion of a noise study and incorporation of any identified mitigation measures, and inclusion of a turn lane for northbound traffic on Nowthen Boulevard to westbound 146th Avenue)

Notification for Final Plat is not required.  However, for the Preliminary Plat step, City Staff attempted to notify all property owners within 700 feet of the Subject Property of the request by U.S. Mail as reflected by Anoka County Property Records.

Project Summary
The Hampton Townhomes project includes twenty-six (26) attached townhome units that would be accessed by a private road off 146th Avenue with a right  turn only onto Nowthen Boulevard.  The site is located in the R-2 Residential District (Medium Density) and is also guided as Medium Density Residential in the Comprehensive Plan.  The approximate net density of this project is 4.7 units per acre (4-7 units per acre is allowed in the R-2 Residential District).  Density transitioning is required along the north and west boundaries of the Subject Property and is being satisfied through a combination of existing trees and proposed plantings.

Noise Study
A condition of approval of the Preliminary Plat was the completion of a noise study by the Applicant and, if warranted, incorporation of any necessary mitigation measures.  SBP Associates completed a noise study on July 22, 2020.  The noise study, which is specific to the proposed residential units, is attached for reference.  Assuming the residential units are designed with year-round climate control (heating and cooling), the study results show that no additional mitigation measures are required.

Turn Lane(s)
Another condition of approval of the Preliminary Plat was the incorporation of a turn lane for northbound traffic on Nowthen Boulevard to westbound on 146th Avenue.  As part of the Final Plat submittal, the Applicant has included construction plans for this turn lane and has also submitted those plans to Anoka County for review.  While this project may contribute to increased traffic at this intersection, both the Planning Commission and the City Council acknowledged that this is an existing issue and that the Applicant should not be solely responsible for the safety improvements. 

Staff has suggested a thirty percent (30%) contribution by the City to this safety improvement.  The Applicant has stated that the incorporation of a turn lane on Nowthen Boulevard was an unanticipated requirement of the project and that the added cost (per the submitted Engineer's Estimate, approximately $194,000) is not financially feasible.  Even with a 30% contribution from the City, the remaining balance would still be almost $134,000. Please note that this is an Engineer's Estimate at this time, and Staff is hopeful that bids come in lower than that amount. The Developer has been encouraged to obtain actual bids for analysis. Staff is open to a higher contribution, but would recommend not to exceed 50% of the cost unless a broader corridor study is completed. 

The Final Plat submittal appears to have addressed the contingencies outlined in the approval of the Preliminary Plat (Applicant is still working through plan revisions per the review comments).

Alternatives

Alternative 1: Approve the Final Plat and Development Agreement, including a 30% city contribution to the cost of the turn lane on Nowthen Boulevard (not to exceed $58,096.00, based on the Engineer's Estimate).  

Alternative 2: Approve the Final Plat and Development Agreement, including a modified cost share contribution by the City to the cost of the turn lane on Nowthen Boulevard.  

Alternative 3: Do not approve the Final Plat.  

All costs associated with this request are the Applicant's responsibility.  However, if the project is approved with a City contribution to the turn lane, that cost would be from the PIR Fund.

The Planning Commission recommended approval of this project and the City Council approved the Preliminary Plat for this project (the contingencies of that approval have been addressed). This is the final step in the platting process.

Motion to adopt Resolution #20-205 approving the Final Plat and Development Agreement for Hampton Townhomes.