Discuss Policy Statement on Nowthen Boulevard Access and Exterior Development Boundary for Harvest Estates; Case of N.I.K. Management, Inc.

Purpose:

The purpose of this case is to confirm policy direction of the Planning Commission and Parks & Recreation Commission for 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. The topics of confirmation include the following:
 

1. Closure of existing access to Nowthen Boulevard (current driveway to old municipal center/current Fire Station No. 2)
2. Modification of Exterior Development Boundary for Density Transitioning Purposes
3. Confirmation of the City's Existing Parks and Trails Master Plan which does not include a new City park within the proposed development.

Background - Process:

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. The City Council does not traditionally review Sketch Plans; however, given the significant policy topics, confirmation of direction is warranted before the Applicant proceeds with future review steps. 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.

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 Planning Commission recommends that a full access to Nowthen Boulevard remain open with the proposed development.

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.

Finally, a significant discussion was also related to the impacts of the access points at Saint Francis Boulevard (TH 47) as a result of the closure to Nowthen Boulevard. Staff is working on preparing conceptual alternatives related to this area. However, Staff desires City Council direction before directing resources to this effort.

Exterior Development Boundary Modification

During Sketch Plan Review, a resident of MEADOW suggested a modification of the northern exterior development boundary on a portion of the proposed development that would essentially enlarge the size of some of the existing single-family lots within MEADOW as shown in the attached document highlighted in red. The Developer is not in support of this request.

Master Park and Trail Plan

As the redevelopment of the old municipal center has been discussed over a number of years and has taken a number of forms, A topic that routinely is raised is the potential for a new City Park. The City has routinely responded that it does not plan for a future City Park in this development. The area is well served by existing parks, connected through a series of pedestrian trails. Additionally, the focus of the Parks and Recreation Commission has shifted away from a series of smaller 'pocket' parks to larger communities parks with higher quality amenities connected through the City's pedestrian trail system.

The Parks and Recreation Commission also recently reviewed this topic on February 10, 2015 and recommended that the City Council confirm the existing Parks and Trail Master Plan to not include a City park within this development.

These alternatives are being brought forward as Alternative #1 as they are official recommendations of City Council Advisory Commissions.

Alternatives

Alternative #1. Confirm the policy recommendations (the proposed plat WOULD need to be modified):

1. The Planning Commission recommends that the City not close the existing access to Nowthen Boulevard.
2. The Planning Commission recommends that the proposed development modify the northern exterior development boundary as illustrated in the attached document outlined in red. The option outlined in green  is NOT being recommended.
3. The Parks and Recreation Commission recommends that the City not include a City park within the proposed development.

This alternative would allow the proposed development to move forward as presented.

Alternative #2. Amend  the following policy recommendations:

1. Alternative Action 2a: The Planning Commission recommends that the City not close the existing access to Nowthen Boulevard. This alternative would then make it the policy of the City Council to close the access. The proposed Plat would NOT need to be modified in this alternative amending the Planning Commission recommendation.
2. Alternative Action 2b: The Planning Commission recommends that the proposed development modify the northern exterior development boundary as illustrated in the attached document highlighted in red. This proposed plat would NOT need to be modified in this alternative amending the Planning Commission recommendation.
3. Alternative Action 2c: The Parks and Recreation Commission recommends that the City not include a City park within the proposed development. This alternative would then make it the policy of the City Council to include a City park within the proposed development.

This alternative would require that the proposed development be modified before submitting Preliminary Plat. Regarding the access to Nowthen Boulevard, retaining this access would reduce the project pro-forma and in Staff's interpretation, would have limited benefit compared to the costs of the required improvements. Regarding a potential park within the proposed development, addition of a park in this area would reduce resources available for other future improvements already planned and would add to the City's ongoing maintenance costs. The Parks and Recreation Commission feels there are adequate parks, recreation, and open spaces available to the proposed development within reasonable distance.

The City Council has the ability to choose either Alternative #1 or Alternative #2, as this is a policy discussion of the City Council. Both are legally acceptable alternatives and are supported by Staff. Both alternatives do, however, have significantly different cost implications.

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.

30 Minutes.

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.

Community Development Director

Staff desires consensus of the City Council to confirm or not confirm the recommendations regarding 1) Nowthen Boulevard Access, 2) Exterior Development Boundary, and 3) Park and Trail Plan for the proposed development.