Review Sketch Plan of Harvest Estates Located at 15153 Nowthen Blvd NW; Case of N.I.K. Management, Inc.

The purpose of this case is to review the Sketch Plan for Harvest Estates, a proposed 45-lot detached, single-family subdivision on the former municipal center campus located at 15153 Nowthen Blvd. NW. Sketch Plan Review is a process outlined in City Code that provides an opportunity for the Planning Commission to review compliance with the Comprehensive Plan as well as Zoning and Subdivision Codes (City Code Chapter 117) before an Applicant spends resources on detailed civil engineering drawings. This step is not required by Minnesota Statute Chapter 462; however, it provides for a more proactive and collaborative design approach in an effort to avoid issues at a later date.

Staff attempted to notify all Property Owners within 700 feet of the boundaries of the Subject Property of the Sketch Plan Review via Standard US Mail.

Observations

The City is currently in the process of completing the necessary steps for the required Comprehensive Plan Amendment and Zoning Amendment if the site is to redevelop as proposed.

The proposed 45-lot single-family subdivision appears to comply with all minimum bulk standards of City Code Chapter 117 Article III (Subdivision Standards) and Section 117-111 (R-1 Residential District). A detailed analysis of this review is included in the attached Staff report. The Applicant is required to demonstrate in additional detail compliance with required setbacks for future structures.

The site is still actively being used as Fire Station No. 2. The City Council recently approved the site plan, accepted final plans and specifications, and authorized Staff to advertise for competitive bids for construction of a new Fire Station No. 2 as reviewed by the Planning Commission. In the coming months, the City Council will consider awarding a contract for construction. The redevelopment of the site will need to happen in phases.

Nowthen Boulevard Access

A significant topic of discussion thus far has been direct access to Nowthen Boulevard. At this time, upon further traffic analysis (unofficial), Staff recommends that the access to Nowthen Boulevard be closed and that the redevelopment focus on better internal circulation and avoidance of dead end streets in excess of 600 feet. The current concept accomplishes these goals. A more detailed analysis is attached as part of the Staff report.

The overall cost of re-aligning the access to allow said access to continue on Nowthen Boulevard would likely increase the costs to the project by several hundred thousand dollars. Initial analysis indicates that by closing the access to Nowthen Boulevard, all roads will continue to operate at acceptable levels of service, even with increased levels of traffic at each of these nodes. Additionally, the site will have reasonable access to three (3) major roads; 1) Nowthen Boulevard (at 150th Lane); 2) Alpine Drive (at Helium Street); and 3) TH 47/Saint Francis Boulevard (at 152nd Avenue). Finally, although the Anoka County Highway Department will technically allow either scenario, they are highly opposed to full access, but may support a right-in/right-out 'half-access' with center medians and turn lanes. Access spacing and on-going safety concerns in the vicinity of the Ramsey Elementary School are primary concerns. The cost of these improvements would be the responsibility of the City to delegate costs how it sees fit. A cost estimate and impact to the project pro-forma is attached as part of the Staff report.

Phasing Plan/Interim Improvements

The current concept does appear to work better than previous concepts, eliminating one (1) of two (2) areas impacted by interim improvements. During Phase I, Staff finds it acceptable to utilize the parking lot from the former Police Station as a temporary 'cul-de-sac'. The Development Agreement and financial surety (Letter of Credit) will protect the City from potential delays in Phase II, allowing the City to construct a more permanent cul-de-sac at full size if Phase II does not commence in 2016.

Frequently Asked Questions

As the redevelopment of the old municipal center has been discussed over a number of years and has taken a number of forms, Staff has highlighted key Frequently Asked Questions focused on residential redevelopment as part of the Staff report. This is a working document that can be added to during the course of review by the City.

Alternatives

Alternative #1. Direct the Applicant to prepare a Preliminary Plat as presented. Staff recommends this option for reasons stated above.

Alternative #2. Direct the Applicant to prepare a Preliminary Plat with modifications. The likely modifications based on previous discussions would be the Nowthen Boulevard access and potential elimination of a portion of the cul-de-sacs. Staff does not recommend this option due to the cost of the improvements when compared to the benefit.

Alternative #3. Do not direct the Applicant to prepare a Preliminary Plat and completely redesign the Plat. Staff does not recommend this option, as it appears that the concept of a residential redevelopment and current layout is generally supported by the community, with just a few key topics left to address on a policy level.

All costs associated with processing the Application are the responsibility of the Applicant.

The Applicant/Developer shall be responsible for required infrastructure costs and development fees required to serve the development.

This project is subject to a Purchase Agreement between the City and N.I.K. Management, as the Subject Property is currently owned by the City. Infrastructure costs have the potential to impact the net revenue of the project pro-forma.

Staff recommends that the City direct the the Applicant to proceed to Preliminary Plat design stage.

While City Code does not require a motion of the Planning Commission related to Sketch Plan Review; given the complexity of the request, Staff does request a motion of the Planning Commission in this instance. Specifically, Staff request direction of the Planning Commission regarding access to Nowthen Boulevard.

Motion to direct the Applicant to proceed to the Preliminary Plat design stage with/without amendment.