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CITY OF RAMSEY LAND USE APPLICATION <br />TECHNICAL REVIEW FILE <br />DATE <br />04/03/2015 <br />PROJECT ADDRESS <br />15153 NOWFHEN BOULEVARD <br />PROJECT. TITLE <br />HARVEST ESTATES <br />EscRow # <br />114538 <br />DEPARTMENT: <br />Community Development: Planning Division (Comprehensive Plan and Zoning Code) <br />PRIMARY CONTACT: <br />Name: Tim Gladhill <br />Phone: 763-433-9826 <br />Email: tgladhill@cityoframsey.com <br />TECHNICAL REVIEW <br />ASSISTANCE: <br />Name: Tina Goodroad, AICP <br />Phone: 763-496-6751 <br />Email: tgoodroad@loucksassociates.com <br />General: The purpose of this file is to review the official Preliminary Plat prepared by N.I.K. management on behalf <br />of G S Land, LLC for the redevelopment for the former municipal campus located at 15153 Nowthen Blvd. NW as <br />a 44 -lot single-family residential development. The previous Sketch Plan review noted 45 lots. An existing lot along <br />Helium Street has been removed, as it has already been subdivided as a buildable lot. <br />The site is currently owned by the City of Ramsey, which has approved a Purchase Agreement to sell the site in two <br />(2) phases to G S Land, LLC. The Purchase Agreement by and between the City and N.I.K. is being assigned by <br />N.I.K. Management, Inc. to G S Land, LLC. The project will still be managed by N.I.K. Management, Inc. on behalf <br />of G S Land, LLC. The Planning Commission has reviewed a previous sketch plan and approved a recommendation <br />to rezone the property from Public/Quasi-Public to R-1, Residential (MUSA) and a land use change from <br />Public/Quasi-Public in the Comprehensive Plan. These amendments will be finalized with Final Plat approval. <br />Plans have been prepared by Hedlund Engineering Services, Inc. This review is based on plans dated March 5, 2015. <br />It is noted that the current plan set is presently being revised based on City Council direction regarding access to <br />Nowthen Boulevard. It is also noted that as of April 1, 2015, Hedlund Engineering has merged with Landform <br />Professional Services, LLC. Staff notes this merger to avoid confusion with future plan sheets submitted to the City <br />for review on this project. It is anticipated the same Engineering Project Team will continue to bring the project <br />forward. <br />Fire Station No. 2 currently operates from the existing building on the site. The City Council also recently approved <br />the site plan, final plans, and authorized advertisement for competitive bids to construct a new Fire Station to be <br />located at 5650 Alpine Drive, adjacent to the site. The Final Plat would be approved in phases to allow the Fire <br />Department to continue to operate at the current Fire Station No. 2 until construction of the new Fire Station No. 2 <br />is completed. The Preliminary Plat includes Phase I and II, whereas the Final Plat will include only Phase I which <br />totals 32 lots. Please see advisory comments from Staff regarding alternatives to the phasing plan later in this review. <br />Based on actions by the City Council to approve a Comprehensive Plan Amendment and Zoning Amendment, the <br />proposed Preliminary Plat is being reviewed per City Code Section 117-111 entitled R-1 Residential District and <br />Chapter 117, Article III entitled Subdivisions. <br />Comprehensive Plan: The City Council has approved a Comprehensive Plan Amendment as noted above to LDR: <br />Low Density Residential. Areas guided Low Density Residential must have urban services before development can <br />take place. These areas will average three (3) units per acre and contain single family, detached dwellings. The <br />proposed net density is 2.64 units per net acre. While this development falls short of the three (3) units per net <br />developable acre, the City remains consistent overall in meeting the three (3) units per net developable acre average <br />