Agenda - Planning Commission - 04/09/2015

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2.02: Discuss Policy Statement on Nowthen Boulevard Access and Exterior Development Boundary for Harvest Estates; Case of N.I.K. Management, Inc. Community Development Director Gladhill noted the attendance of Planning Commission Chair Levine. Community Development Director Gladhill reviewed the staff report, three alternatives for consideration, and explained the purpose of this case is to confirm policy direction of the Planning Commission and Parks & Recreation Commission for Sketch Plan for Harvest Estates, a proposed 45 -lot detached, single-family subdivision on the former Municipal Center campus located at 15153 Nowthen Boulevard NW. Community Development Director Gladhill advised of Nowthen Boulevard outcomes should it be closed, noting it may still be worthwhile to have a trail connection from the proposed development to Nowthen Boulevard. He displayed aerial views depicting the driveway constructed in place and another with the driveway realigned to better connect with the street to the west. He advised that both have implications with right-of-way acquisition and County Road improvements such as turn lanes. Community Development Director Gladhill stated if the roadway is closed, all streets would operate at acceptable levels of service that comply with engineering standards. He addressed the significant cost to leave this access open and the Anoka County Highway Department's recommendation for full closure of this access. Community Development Director Gladhill presented the project proforma, noting this site is subject to a Purchase Agreement between N.I.K. Management and the City. He pointed out the proforma goes negative, in varying degrees, to keep the access open depending on type of access and County Road enhancements. Staff is currently researching the use of HRA dollars to cover part of the costs. Community Development Director Gladhill advised of staff's additional discussions related to Highway 47 and requested Council direction whether it supports staff exploring additional options for that node. Community Development Director Gladhill stated the second issue addressed by the Planning Commission was the development boundary to address density transition even though it is not required by Code. He indicated the Planning Commission recommends the City not close the existing access to Nowthen Boulevard and that the proposed development modify the northern exterior development boundary as illustrated in the document and outlined in red. Community Development Director Gladhill advised of the discussion by the Parks and Recreation Commission relating to whether a park should be located within this project or nearby area. He stated the Parks and Recreation Commission has found that park needs are met and recommends the City require cash in lieu of land and not require a City park within the proposed development.