Adopt Resolution #15-05-126 Granting Final Plat Approval to Harvest Estates, a Major Plat; Case of G S Land, LLC.

The purpose of this case is to review the Final Plat for Phase I prepared by G S Land, LLC for the redevelopment for the former municipal campus located at 15153 Nowthen Blvd. NW. Phase I will create 32 of the 44 single-family lots reviewed with the Preliminary Plat on May 12, 2015. Specifically, the City Council will be approving pages 25 & 26 of the attached submittal, which are the documents that will be recorded officially subdividing the property. The City Council will also be approving the final version of the Development Agreement outlining required improvements and sureties required of the Developer.

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 No. 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.

The proposed density of the overall plat 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.

Approval of Phase I does not impact the current access to Nowthen Boulevard, which will remain open until Fire Station No. 2 is relocated. 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. This was confirmed by the City Council's approval of the Preliminary Plat on May 12, 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, which will occur on the next Phase II.

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.

The City Council approved the Preliminary Plat on May 12. The Developer is now eligible to request Final Plat approval.

Alternatives

Alternative #1: Adopt Resolution #15-05-126 granting Final Plat approval.

Alternative #2: Adopt Resolution #15-05-126 granting a revised Final Plat approval. The Final Plat presented is consistent with Preliminary Plat approval, so Staff does not recommend this alternative.

Alternative #3: Deny the request for Final Plat approval based on findings of fact. The Final Plat presented is consistent with Preliminary Plat approval, so Staff does not recommend this alternative.

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

Based on Preliminary Plat approval, Staff recommends approval of the Final Plat for Phase I.

Motion to recommend that the City Council adopt Resolution #15-05-126 granting Final Plat Approval of Harvest Estates.