Review Sketch Plan for Harvest Estates 2nd Addition; Case of Meadowbrook Development (Project 18-161)

The purpose of this file is to review the Sketch Plan prepared by Landform in callaboration with Meadowbrook Development for the purpose of creating fifteen (15) new lots next to the Harvest Estates development at 15153 Nowthen Blvd NW (the "Subject Property"). The site is home to the old municipal center and was platted with the previous Harvest Estates project as Lot 25, Block 1 of Harvest Estates.

The Sketch Plan Review process affords the City the opportunity to provide early direction on the layout of the proposed plat, before a developer prepares detailed Preliminary Plat plans. A key decision will occur at Preliminary Plat, in which the layout will be approved, subject to approving final construction plans and Final Plat documents. At that time, the City will review items including, but not limited to, Grading and Drainage Plans, Utility Plan, Landscape Plan, and Street Light Plan. Tonight's discussion should focus on high-level feedback for the developer.

A public hearing is not required for Sketch Plan. If/when the application moves forward to preliminary plat, surroundings properties within 700 feet of the subject property will be notified.

The proposed sketch plan shows 15 single-family detached lots, which would have sewer and water.  The site is zoned R-1 MUSA (via Ordinance 15-01) and was platted as part of Harvest Estates in 2015.  The sketch plan allows the Planning Commission to provide high-level feedback on a potential project, and does not get into the specifics of the plan, nor give any development rights.

Lot Size
The sketch plan shows 65-foot wide lots, which is the key deviation shown from the City Code.  If the City is supportive of 65-foot wide lots, which are becoming a more frequent ask from developers and more common in new development projects, Staff will look into the best way to either amend the zoning code or approve it for this project. The minimum lot size for R-1 MUSA lots is 10,800 square feet; all but one lot meet this requirement. Staff would also like feedback on a possible variance to lot size.

Access

At the Prelimary Plat stage, there was significant discussion regarding the existing access from the original Municipal Center to Nowthen Boulevard. At that time, the Planning Commission had recommended that this access remain open. The City Council defered final action to Phase 2, which is now the current proposal. Staff would like the City to reconfirm their decision. Decision factors could include, but are not limited to the following.

• Offsetting conflict points on Nowthen Boulevard.
• Other safety issues along Nowthen Boulevard near Ramsey Elementary School.
• Condition of pavement (designed to parking lot standards, not public road standards).
• Other?

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

City Staff is recommending that the City approve the Sketch Plan and direct the Applicant to proceed to preparing a Preliminary Plat, with the considerations listed in this memo. The reduction in lot size is minimal, common in today's development theory, and only results in a net increase of three (3) lots. Staff is asking the City to recommend on the lot size, and Staff will bring forward a recommendation on the appropriate zoning tool concurrent with Preliminary Plat.

Note, the zoning decision for this project will also impact a Purchase Agreement between the City and Meadow Creek Builders.

Provide the Applicant with feedback, and recommend any changes to the Sketch Plan prior to submission of Preliminary Plat. No formal action is required.