PUBLIC HEARING: Consider Resolution #15-04-092 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 official 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. The Planning Commission has reviewed a previous sketch plan and approved a recommendation to rezone the property from Public/Quasi-Public to R-1, Residential (MUSA) and a land use change from Public/Quasi-Public in the Comprehensive Plan.

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.

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 Preliminary Plat is substantially similar to the sketch plan reviewed by the Planning Commission when the reguiding to LDR: Low Density Residential and rezoning to R-1 Residential (MUSA). The 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. Staff 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).

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.

Plans will need to be revised prior to review by the City Council. Required revisions are outlined in the attached Staff Review File.

Alternatives

Alternative #1: Recommend approval of the request with revisions as outlined in the Staff Review File. With the requested revisions, the proposal appears to comply with required City standards. Staff recommends this alternative.

Alternative #2: Recommend approval of the request as presented. There are some required revisions and omissions from the plans that are required in order to comply with City regulations. Staff does not recommend this option.

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.

Staff recommends approval of the request.

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

Motion to recommend that the City Council adopt Resolution #15-04-092 granting Preliminary Plat Approval of Harvest Estates.