Consider Resolution #15-05-092 Granting Preliminary Plat Approval to Harvest Estates, a Major Plat; Case of G S Land, LLC.

The purpose of this case is to review the Preliminary Plat prepared by G S Land, LLC for the redevelopment for the former municipal campus located at 15153 Nowthen Blvd. NW as a 44-lot single-family residential development. The site is currently owned by the City of Ramsey, which has approved a Purchase Agreement to sell the site in two (2) phases to G S Land, LLC. The attached Review File outlines a recent assignment of the Purchase Agreement to G S Land, LLC.

Fire Station No. 2 currently operates from the existing building on the site. The Final Plat will be proposed in two phases to allow the Fire Department to be located at 5650 Alpine Drive, adjacent to the site until the construction of the new Fire Station 2 is completed.

Over the past two (2) years, the redevelopment of this site has been the source of significant discussion and citizen engagement. This case is focused specifically on the current request for a detached, single-family development. The results and findings of the previous Study Group's review of appropriate land uses can be found online at www.cityoframsey.com/formerrmc. Printed copies of these materials are available upon request.

Staff attempted to notify all Property Owners with 700 feet of the Subject Property of the Public Hearing via Standard US Mail. A Notification of Public Hearing was published in the Anoka County UnionHerald.

5he proposed density is 2.64 units per acre where three (3) units per acre is required within the LDR land use. However, the City remains consistent overall in meeting the three units/acre average city wide. The Planning Commission is supportive of the proposed number of lots and density.

The proposed Preliminary Plat does not include access to Nowthen Boulevard at the direction of the City Council. The details of this discussion are included in the attached copy of the City Council Work Session Minutes dated February 24, 2015. The current layout would allow for a future connection to Nowthen Boulevard, if desired in the future after further study of Nowthen Boulevard safety and mobility issues. The site will have three (3) access points to major roads: Nowthen Boulevard (at 150th Lane); Alpine Drive (at Helium Street); and Trunk Highway 47/Saint Francis Boulevard (at 152nd Avenue).

A significant amount of discussion occurred at the Public Hearing about the access to Nowthen Boulevard. The City acknowledges that traffic levels will increase on existing roads with the new development. Based on review of previous traffic studies and informal, cursory review of forecasted traffic levels, it appears that traffic levels will remain within acceptable traffic engineering standards.

Landscaping and reforestation has been reviewed by staff and determined to meet the intent of the ordinance. A combination of trees are proposed on each residential lot satisfying the two (2) trees per lot requirement. Additional plantings are proposed in areas to buffer the proposed development from adjacent developments and from Nowthen Boulevard.

Staff is seeking policy direction on the number of sidewalks in the development. City Code would require sidewalks on one (1) side of each public street. The adjacent development known as MEADOW includes sidewalks on both sides of the streets. There will be some minor transitional issues if sidewalks are only included on one (1) side of the street. Additional details are included in the attached Staff Review File. A ten (10) foot wide bituminous trail is required connecting the internal loop street to Nowthen Boulevard at the location of the existing driveway.

The development agreement will require that all proposed homes meet all the architectural requirements of the underlying R-1, Residential (MUSA) District. No enhanced architectural standards are being required by the City.

Alternatives

Alternative #1: Recommend approval of the request with revisions as outlined in the Staff Review File and retaining the access point to Nowthen Boulevard. This is the recommendation of the Planning Commission, but conflicts with previous City Council direction. 

Alternative #2: Recommend approval of the request as presented.

Alternative #3: Recommend denial of the request. The proposed development has gone through significant policy discussion. The general land use is in line with City goals. Required revisions are relatively minor. Staff does not recommend denial of the request.

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

The Planning Commission recommends approval of the request with the understanding the access to Nowthen Boulevard shall remain open.

The Environmental Policy Board reviewed the Landscape Plan and recommended approval of said plan with suggested revisions as outlined in the Staff Review File.

Given the significant amount of discussion at the Public Hearing regarding the Nowthen Boulevard access, Staff desires direction from the City Council if additional traffic analysis should be ordered before approving the project.

Motion to recommend that the City Council adopt Resolution #15-05-092 granting Preliminary Plat Approval of Harvest Estates.