City Council Meeting Date: July 23, 2019
To: Mayor and City Council
City Administrator
From: Scott Tempel, City Planner
Title
Consideration of extension of Preliminary Plat expiration for Bluff View Addition.
Body
Action Requested:
The Northfield City Council considers approval of the attached Resolution approving a three-year extension of the Preliminary Plat for Bluff View Addition.
Summary Report:
Over the past two years, City Staff have been working with Vernon Koester to complete the stalled Southbridge development project through a new development plan. City Council approved a Preliminary Plat for Bluff View Addition on August 21, 2018. At that meeting, City Council expressed concern about emergency access and traffic congestion if the first phase of the project does not connect Maple Street to Division Street via Ford Street. It was suggested we explore City participation through the 429 process or some other means.
A Preliminary Plat is a conceptual document used to present a proposed layout for a project. It is used to coordinate a project’s phasing, lot layout, road connections, utility plans, parks, trails, etc. The Final Plat is the final subdivision of property and plan for construction which is recorded with the County Recorder. Staff have been working with the Koester’s to create a buildout and phasing plan for the project along with the first phase Final Plat. Financial resources are not currently available to build out the project in one phase. Since Ford Street is classified as a collector, direct access to lots is minimized. There are also increased development costs associated with the development due to the depth of service lines and a high groundwater table. The City has been consulting with Ehlers and Associates to examine projected costs and to assist with the financing solutions.
No Final Plat has been brought forward since financing options are still being explored. The Koester’s are requesting to extend the Preliminary Plat approval an additional three years to allow time to work out a funding solution for Ford Street or for the Koester’s to market and sell the project to another developer. The City Council may approve one extension of not more than three years. Requests for extension are not uncommon, but recent extensions have been approved along with the Development Agreement for the project. The Koester’s have provided an explanation for why they have not applied for a final plat and their good faith efforts to complete the platting process. No new requirements have been added to the LDC that the plat is subject to since the preliminary plat was approved.
Alternative Options:
Based on the facts of the case, the request for a three-year extension of the Preliminary Plat is reasonable. Staff supports the request for extension. If the request is denied, the Bluff View Preliminary Plat will expire in August and a new Preliminary Plat will need to be approved by staff and council when the project moves forward.
Financial Impacts:
None.
Tentative Timeline:
A construction plan for Ford Street needs to be worked out in the next six months to accommodate commencing project construction in 2020, which is the Koester’s preferred outcome. If that can be accomplished, a Final Plat would then be expected in the spring of next year.
If a new developer comes on board, they will have until August 2022 to complete a revised development plan and submit a Final Plat.