"Brookside Terrace" Sketch Plan - Six-lot subdivision at 15156 Nowthen Boulevard NW (Brookside Construction Inc.)

The property at the northwest corner of 151st Lane NW and Nowthen Boulevard NW has recently been purchased by Brookside Construction Inc. (the Applicant) with the intent of removing the existing house (15156 Nowthen Blvd NW) and subdividing the property into six single-family lots.  The 3.16-acre property is zoned R-1A and each of the six lots meet or exceed the minimum standards for that district.  Each lot would front 151st Lane where the driveways would connect.  No access will be provided to Nowthen Boulevard, though there is only a small 37.91-foot strip fronting Nowthen.  The rest is separated by a park strip to provide a corridor for the trail.  Each home would be connected to municipal utilities under 151st Lane.  

This subdivision is classified as a Major Plat in Chapter 117 of City Code.  The first step in this process is a sketch plan review by the Planning Commission.  The Commission's review is considered high-level and will provide direction towards issues like where street extensions should be located.  After that, the applicant develops the more detailed, and therefore more costly, plans for the preliminary plat submittal.  The "details" will be worked out in that next phase.  

Current Issues, Items to Note, and Areas of Discussion  
1. Density.  The Comprehensive Plan's land use designation for this property is Low Density Residential which is between 2.25 and 4.00 units per acre.  The proposed density is 1.90 units per acre.  Staff is comfortable defending this deviation from the literal interpretation of the Comprehensive Plan as we consider it "infill" development.  A new north-south road could be constructed, but that would result in the same number of lots or possibly one more, but with an added challenge of tying into the grade of the property to the north.  Rezoning it to the R1-B (65' lots) district would likely yield one more lot and a density of 2.22 units per acre, but be inconsistent with the rest of the neighborhood.  Lastly, the Applicant could shave off an 0.5-acre outlot across the north side of the property (essentially a 52-foot wide strip), sell it to the neighbor to the north, and then call it "future development" in order to meet the minimum 2.25 units per acre density (the applicant is exploring this option). 

2.  Grading.  Lot 1 and a portion of Lot 2 sit lower than 151st Lane.  The front yards and house pads will need to be filled in order to have functioning building sites.  This could be accomplished by bringing in fill or by balancing from on-site.  On-site balancing will result in removing several trees.  That area once was considered a natural drainageway, but that has been replaced by storm sewer when 151st Lane was reconstructed several years ago.  The Applicant's engineer will need to verify fill will still allow proper drainage in the area before vacating an existing drainage easement (the area west of the diagonal line across Lots 1 and 2).  

3.  Tree Inventory.  There are several large trees on the property that will need to be inventoried.  If preservation cannot be met, then reforestation and/or restitution is required.

4.  Access to properties to the north.  Three large parcels are located north of this one (15200, 15220 and 15250 Nowthen Blvd NW).  Those properties could have some development potential, less wetlands.  It is unlikely that Anoka County will allow a new street connection to Nowthen Boulevard.  A dead-end access could be obtained from Alpine Drive.  Several years ago, a redevelopment of the subject property and these three properties was briefly proposed with a through street providing access to several homes and townhomes, but that plat did not move forward.  As noted earlier, a new street does not assist this property alone.  Also, given the topography of the northern part of the subject property, grading would be necessary on the parcel to the north. Therefore, a road connection only makes sense if the properties to the north are developing at the same time.

Though not a public hearing, a public notice was mailed to surrounding property owners within 700 feet of the site.  A "proposed development" sign was placed on the property.  

All costs associated with this proposal are the responsibility of the Applicant.  

Please provide comments and direction for the applicant so that the detailed preliminary plat plans can be prepared for an upcoming application date.

No action is required at this time.