Agenda - Planning Commission - 02/05/2015

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Regular Planning Commission Meeting Date: 02/05/2015 By: Tim Gladhill, Community Development 5. 2. Information Title: Review Sketch Plan of Harvest Estates Located at 15153 Nowthen Blvd NW; Case of N.I.K. Management, Inc. Purpose/Background: The purpose of this case is to review 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. 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. 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. Notification: Staff attempted to notify all Property Owners within 700 feet of the boundaries of the Subject Property of the Sketch Plan Review via Standard US Mail. Observations/Alternatives: 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 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,