Adopt Resolutions #24-095 and #24-096 and Introduce Ordinance #24-06 for Haviland Fields (Presbyterian Homes) - Comprehensive Plan Amendment, Rezoning, Preliminary Plat, and Site Plan Review for a Multi-Family Residential Development at 14501 Nowthen Blvd. NW.

Presbyterian Homes (the "applicant") has submitted a land use application for development of a large portion of the Lord of Life Church property at 14501 Nowthen Boulevard NW.  The project will remove the two houses on the site and some of the underused parking lots.  The Church's building and some of the parking lot will remain.  Two new multi-family buildings are proposed: a 160-unit senior apartment building and a 280-unit non-age-restricted apartment building.  Additionally, 20 units of senior rental townhomes in the form of 10 one-level twinhome buildings are proposed.  In all, 460 units are proposed.  The site is currently zoned with three different designations - R-1A, R-2, and R-3 and guided in the Comprehensive Plan for Public and High Density Residential land uses.  In order to accommodate all of these uses, a Comprehensive Plan amendment and a rezoning to a Planned Unit Development are proposed.  The application also includes a plat to subdivide the property and a site plan review for each of the buildings and associated site improvements.  

An Environmental Assessment Worksheet (EAW) was completed last fall for this project.  The EAW contains background information required of larger development types such as this one.  The EAW contains information such as natural resources and traffic.  The EAW can be found on the City's website at https://www.cityoframsey.com/989/Haviland-Fields.  The City Council reviewed this, twice, in fall 2023, ensuring that Anoka County agreed with the findings of the traffic study. 

The Council's requested action will come in two parts: The first part, tonight's action, is to consider the Comprehensive Plan amendment, the introduction of the rezoning ordinance, and the preliminary plat.  Then, staff will forward the proposal to the Metropolitan Council for their review of the Comprehensive Plan amendment.  Once they have reviewed it and consider it in conformance with regional systems, then the remaining items will be brought back for City Council consideration--the adoption of the rezoning ordinance, the final plat, and the site plan review.  The Metropolitan Council review is likely to take approximately two months.  During tonight's review, the Council can make suggestions for modifications to the site plan and/or plat so that it can be revised for City Council's review after the Metropolitan Council's process.  

 

Mailed notification was made to properties within 700 feet of the site.  "Proposed Development" signs were placed on the property - one facing Nowthen Boulevard and one facing St. Francis Boulevard.  A hearing notice was also published in the March 15 Anoka Union Herald Newspaper. 

In the fall of 2022, the applicant hosted two neighborhood meetings to gather feedback on the concept development plans.  Many of the comments have been incorporated into the plans.     

Comprehensive Plan Amendment
The Comprehensive Plan Amendment currently identifies approximately one-third of the property for High Density Residential (HDR - up to 15 units per acre) and two-thirds as Public/Institutional uses.  The amount of HDR land does not allow for the proposed number of units nor the density that is proposed (20.27 units per acre).  The Comprehensive Plan does have a category that would allow for the residential uses and the Lord of Life Church - Mixed Use High (15-75 units per acre).   This designation is proposed based on consultation with Ramsey's local planning assistance representative at the Metropolitan Council.  It should be noted that the property retained for the religious use, the wetlands, and the park dedication areas are not factored into the density calculation.  The applicant noted that if they were included, the site would be just under the 15 units per acre threshold.  A copy of the 2040 Comprehensive Plan's Land Use section is attached to this report for reference.

The amendment resolution is adopted by the City Council and then the project is forwarded to the Metropolitan Council for formal review.  Once the Metropolitan Council signs off on the change, the amendment can formally go into effect.  This process will add approximately two to three months to the approval calendar.  Adjacent and affected jurisdictions are notified and have additional time to provide comments on the proposal outside of the typical Planning Commission-heald public hearing.  


Rezoning 
The site is currently zoned in three "stripes" - R-1A along the western one-third of the property, R-2 in the middle one-third, and R-3 along the eastern one-third.  The existing zoning would allow for some of the proposed development to occur, but not all the requested units.  To accommodate the proposed development and the remaining Lord of Life Church, a Planned Unit Development (PUD) is proposed.  A PUD is a distinct district that is tailored for a specific development that cannot otherwise be accomplished though a traditional zoning district.  The northwestern corner of the property is proposed to be zoned P (Parks and Open Space) to accommodate the park dedication area.  The R-3 district allows the religious use, but only up to 15 residential units per acre.  

The rezoning ordinance lays out the standards for the PUD.  The proposed PUD will reference the R-3 standards while allowing the density increase.  It will also discuss shared amenities such as parking and access drives. 
 

Site Plan Review
The Zoning Code requires a Site Plan Review for all townhome and multifamily developments in the community.  The intent of this review is to ensure adherence to City Code and to provide public input into larger developments like this. 

Building Use and Design
Two multifamily residential buildings are proposed.  A 160-unit senior apartment building would stand four stories tall along Nowthen Boulevard.  The units would come in 1- and 2-bedroom floorplans and some of each would have dens.  The 280-unit all-ages building would also be four stories in height, though tucked back from Nowthen Boulevard closer to St. Francis Boulevard.  The all-ages building would have units ranging in size from 1- to 3-bedrooms.  Along the northern part of the site are ten twinhome buildings for twenty units of senior one-level townhome rentals. The townhomes (noted as "Park Homes" on the plans) will all have two bedrooms with a den.  The twinhome buildings will have a slightly larger footprint and shorter height than the adjacent single-family homes.

All of the buildings (apartments and townhomes) will have a mix of some of the same building materials (brick and fiber cement pannel), however, they are not being designed to look alike, rather coordinated.  Additionally, the all-ages building will have some block and lap siding.  The townhomes will have the same fiber cement lap siding and panels that are found on the other buildings.  The materials meet the requirements of City Code.

It should be noted that the City's new rental licensing and inspections program has been implemented. This program ensures the quality of the living conditions of Ramsey residents living in rental housing.  It also has a crime-free component that will work with the Police Department on matters that could occur on the property.  

Access
Both Nowthen Boulevard accesses to the site will remain in the same locations that access that Lord of Life Church and Stoney River currently both have, though with some modifications.  The modifications were a result of the EAW process identifying better, safer traffic flow.  The current northern access is an exit-only driveway.  That access will be converted into a two-way right-in/right-out access with a center median island installed to prevent left turns in or out.  Modifications to Nowthen Boulevard will be made at both access points to create dedicated right turn lanes.  An existing driveway for one of the existing houses to St. Francis Boulevard will be removed.  Both Anoka County and MNDOT have reviewed the plans and approve of the proposed designs.  Anoka County was heavily involved in the preparation of the EAW's traffic study. 

Internally, various private shared roadways connect the different uses together and with Nowthen Boulevard.  As private roadways, cross-access and maintenance agreements are required.  

Along the north side of the site, Cobalt Street, a public street, stops at the property line.  Branching off Cobalt Street are private shared driveways for the Birch Hill Lodges townhomes.  The City's snow plow drivers have no dedicated turn-around and have been using the private drives.  An extension to Cobalt Street is proposed that serves multiple functions: First, it includes a hammerhead to allow the City's crews to stay off the private drives.  Second, it provides an emergency access connection point to the development.  It was not seen as desirable to have more traffic use Cobalt Street due to a tricky curve further north at Sunwood Drive.  The emergency access will be gated per Fire Department specifications so no through traffic will use Cobalt Street. Third, a parking area for four spaces is being created for visitors to Soltice Park which has no dedicated parking area.  There have been reports of trespassing vehicles parking on Birch Hill Lodges' shared driveways for people visiting the park.  An existing public trail will connect the park with the proposed parking area.  A more traditional cul-de-sac is not possible due to the topography. 

Parking
Lord of Life has significantly more parking than they use.  The parking area along the western portion of the site will be removed for development.  Other parking areas will be oriented for residential parking.   The Church will retain a "right-sized" 224 spaces. Shared parking agreements will be in place to accommodate potential spillover for holidays or special events. 

Both of the multi-family buildings will have one level of underground parking as well as surface parking.  Multi-family residential uses are required to parked at a ratio of 1.5 spaces per unit.  The twinhomes each have a one-car enclosed attached garage and driveway parking. The proposed development has 622 spaces, two more than the 620 required.  Half of the spaces will be enclosed.  

Pedestrian Connections
The site has an extensive network of internal walkways connecting the different uses together.  There is an existing multi-use trail along the Nowthen Boulevard frontage of the site.  

Lighting
The applicant submitted a lighting plan with photometrics.  The plan has not been updated since the initial staff review, however.  The plan needs to be adjusted to increase light levels on some dimly-lighted areas of the parking lot and to decrease mounting height in some areas.  

Landscaping and Screening
The Environmental Policy Boad (EBP) noted in its review at its meeting on March 18 that the application submittal included a Tree Inventory and Preservation Plan. The Subject Property is dominated by Scotch Pine, Eastern Red Cedar, Quaking Aspen, and Red Oak. Over sixty percent (60%) of the existing significant tree DBH inches will be preserved, which actually exceeds the minimum threshold. Furthermore, a number of the trees slated to be removed include Siberian Elm, which is an invasive species. Thus, since invasive species do not count towards the removal calculation, the actual percentage of significant tree DBH inches being removed is even lower. 

The proposed landscaping exceeds the minimum canopy cover requirements outlined in City Code. Plantings consist of a combination of deciduous overstory and ornamental trees, as well as evergreen trees. All species and sizes are acceptable. There will be some bufferyard plantings along the western and northern boundaries of the Subject Property, where it abuts existing, detached single family residential properties.  Ground cover will consist of a mixture of standard turfgrass and a native pollinator seed mix.  Both are acceptable. However, staff has requested a management plan for the native pollinator mix so that the property management company will have an understanding of what maintenance is needed and when.

At the fall 2022 neighborhood meetings, some neighbors on Fourine Street requested a privacy fence be constructed.  The applicant is proposing to construct a typical residential privacy fence along the western property line.  

Utilities
The site is served by existing sanitary sewer and water mains.  New utility lines will be extended into the site to serve the new buildings.  An existing sanitary sewer and water main at the north end of the site will be relocated (a public hearing will be scheduled for that at the time of final plat approval).  


Plat
The site is currently one large platted parcel.  A new plat will subdivide the property into lots for each of the apartment buildings, the existing Church, and the townhomes.  Two parcels will be created for the park dedication.  

Park Dedication
Park dedication will be satisfied through a combination of land and cash with credit given for certain improvements.  Soltice Park is located adjacent to the northwestern portion of the site.  This is a neighborhood park with three pedestrian connections to Cobalt, Erkium, and Fluorine Streets.  There is no dedicated parking lot, just on-street parking.  As noted earlier, a four-space parking area will be constructed at the end of Cobalt Street.  A portion of land with a double pickleball court is proposed in the existing clearing at the northwest corner of the site.  The site plan shows a walkway between the courts and the internal private roadway.  Another connection will need to be made between the courts and the existing trail just north of the property line.  The applicant will receive credit for the construction of the parking area, courts, and the park walkways.  Those costs will be determined by the Development Agreement as a future step in the process.  

The parcel shown for the Cobalt Street extension, Outlot B, included excess land extending to St. Francis Boulevard.  The land outside of the parking and turn-around areas is not needed.  The plat should be revised to show the boundary no more than ten feet from the back of curb to accommodate snow storage.  

 

All costs associated with the project are the responsibility of the applicant.  The City will also collect development fees and park dedication, with credit given for land and improvements.  Those fees and charges will be determined at the time of Development Agreement.

The applicant previously requested tax increment financing (TIF) for the project.  That request was not supported by the Council.  

The property is currently tax exempt.  The residential portions of the property will be placed back on the tax rolls.  

At its meeting on March 28, the Planning Commission unanimously recommended approval of the proposed development.  

1. Motion to adopt Resolution #24-096 Approving a Comprehensive Plan Amendment for Haviland Fields Addition. voice vote

2. Motion to adopt Resolution #24-096 Approving the Preliminary Plat of Haviland Fields Addition. voice vote

3. Motion to introduce Ordinance #24-06 Amending Section 106-120 "Official Zoning Map" Rezoning Haviland Fields Addition from R-1A, R-2, and R-3 to Planned Unit Development.

Roll call vote on the Ordinance:
Councilmember Olson
Councilmember Woestehoff
Councilmember Specht
Councilmember Musgrove
Councilmember Howell
Councilmember Riley
Mayor Kuzma

Note: the Final Plat and Site Plan Review can only be considered after the Metropolitan Council review.  The adoption of the rezoning ordinance would also come at this time.