Date: April 19, 2018
To: Members of the Planning Commission
From: Scott Tempel, City Planner
Title
Bluff View Preliminary Plat
Body
Action Requested:
The Planning Commission is requested to recommend approval of the preliminary plat for the Bluff View Addition.
Summary Report:
The proposal for this 32.2 acres consists of 59 single-family lots, 11 twin homes, four 4-plexes and two Neighborhood Commercial lots. The Koester’s wish is to provide a quality, affordable housing development. They approached staff with some draft concepts late in 2017 that varied from the expired Southbridge preliminary plat. Varying from existing preliminary grading increased development costs and caused connectivity problems with the HRA property. The current proposal uses the preliminarily graded street grid causing a reduction in the density of the project. It connects with existing development at Ford Street, Southbridge Drive, Aspen Street extended and proposed Brookside Drive. The intended connection to Southbridge Drive to the west was eliminated as Southbridge will not be allowed to be connected to 246 by MNDOT.
Background:
Southbridge was originally proposed by the ARCON Corporation to develop 52 single-family residential lots, 140 row-style townhomes and 124 back-to-back townhome units. The single-family lots had a minimum size of 6,500 square feet. The row townhomes were planned in 35 separate structures of 4 units apiece. The back-to-back units were to be in 14 buildings with 8-10 units per structure.
Only Phase 1 of the project was constructed before the economic crash of 2007-2008, which forced ARCON to abandon the project. The final plat for the first addition consisted of 17 multi-family buildings containing 82 units and 10 single-family lots as shown in Attachment 3. Not all of the units were constructed. Several of the multi-family parcels were not developed, but many have now been purchased for development.
In 2008, the remainder of the project was subdivided as the 2nd Addition to allow the HRA to purchase the northern 14.4 acres of the project. The remainder of the parcel reverted back to the Koester’s. This is the Outlot they wish to develop now as the Bluff View subdivision. The Koester’s approached the HRA regarding a potential land swap of land owned by the HRA for land owned by the Koester’s. The HRA obtained site concept plans and soil testing analysis to determine the feasibility of the land trade. Due to time constraints and other considerations, the Koester’s decided to move forward with development plans of the adjacent parcel without the land trade.
Analysis:
Sanitary Sewer and Water: All necessary utilities are available adjacent to the site.
Storm Water: The required storm water analysis performed by the consulting engineer determined that the storm water detention/infiltration basins proposed for the project would be adequate to gain the required infiltration volume, and the rate and flow control required under the City of Northfield Code. The proposal is for one new storm water pond and a large mid-block raingarden feature.
City of Northfield staff reviewed that analysis, which was performed using HydroCAD computer software using as a basis the 2003 Southbridge Hydrology. This most recent analysis determined that this latest phase complies with the provisions of Chapter 22, Article VI of the Northfield City Code currently in effect (as opposed to that in effect in 1998).
Streets, sidewalks and trails: During the first phase of development, assuming approval of the final plat, Ford Street will be extended east from Division Street to Maple Street. Subsequent phases will see Edgewood and Sage Drive constructed. Aspen Street will also be constructed as a stub until the HRA development occurs to the north.
Street width and construction will follow Northfield street construction standards. However, Edgewood and Sage Drives are designed with alternating parking on one side of the street to accommodate heavily landscaped boulevards.
Sidewalks will be installed on both sides of every street, except for the north side of part of Ford Street where there is no connecting sidewalk.
Trails were constructed by the previous developer along Spring Creek. A new trail connection will be built on the southeast edge of the development connecting to this network. A trail will be installed mid-block through the raingardens at the end of Brookside Drive. The trail along the east side of Division Street will be extended to the south edge of the development and a connection to this trail is shown in Outlot A on the north end of the development.
Park dedication: Park dedication was fulfilled through land conveyance to the City of parkland along during previous phases of the project. However, the Koester farmstead was not included in this original calculation. Since the Southbridge project has already dedicated excess parkland, the equivalent amount will be credited towards installing the Division Street trail.
Adjacent Property: The property to the south is farmland out of the city limits. To the north lays Aspen Park and single-family homes. The east side of the development connects to the original Southbridge development of single and multi-family homes.
Conformance of request to Comprehensive Plan: The project is shown as in the pipeline for residential development in the Land Use section of the Comprehensive Plan. The new streets will accommodate pedestrians and increase street connectivity.
Approval Criteria:
The planning commission and city council shall consider the following criteria in the review of a preliminary plat. Criteria (a) and (g) must be met and (b) through (f) shall be considered:
(a) The proposed subdivision must be in full compliance with the provisions of this LDC;
(b) The proposed subdivision must be in accordance with the general objectives, or with any specific objective, of the city’s comprehensive plan, capital improvements program, or other city policy or regulation;
(c) The physical characteristics of the site, including but not limited to topography, vegetation, susceptibility to erosion and sedimentation, susceptibility to flooding, water storage, and retention, must be such that the site is suitable for the type of development or use contemplated;
(d) The site must be physically suitable for the intensity or type of development or use contemplated;
(e) The design of the subdivision or the proposed improvements must not be likely to cause substantial and irreversible environmental damage;
(f) The design of the subdivision or the type of improvements must not be detrimental to the health, safety, or general welfare of the public; and
(g) The design of the subdivision or the type of improvement must not conflict with easements on record, unless those easements are vacated, or with easements established by judgment of a court.
Findings:
(a) The proposed subdivision was found to be in full compliance with the LDC through review by the City Planner and the Development Review Committee.
(b) This subdivision is in compliance with the Northfield Comprehensive Plan.
Intent - reflecting the spirit and values of the 12 land use principles.
• The small town character will be enhanced - The development enhances the small town character by respecting the desired grid pattern, being sensitive to pedestrian issues and providing a mix of uses.
• The natural environment will be protected, enhanced and better integrated in the community - The development respects the environmentally sensitive streams and employs up to date stormwater management techniques. New trails are to be added on the east and west side of the project. New greenspaces are being added including a two block long community raingarden.
• New and redeveloped residential communities will have strong neighborhood qualities - The development will have strong neighborhood qualities such as narrower streets, sidewalks, trails and a neighborhood commercial node.
• Neighborhood serving commercial will be small scale and integrated with the residential context - The development provides small scale neighborhood serving commercial sites. There are two lots sized for neighborhood commercial uses at the intersection of Ford Street and Division Street.
• A wider range of housing choices will be encourage - A range of three housing types is provided. Four multi-family lots containing 16 units are proposed on Ford Street bordering the existing and planned multi-family lots. A transition area of 20 duplex lots continues to the west to join with the 61 single-family homes.
• Streets will create an attractive public realm and be exceptional places for people - Edgewood and Sage Drives are proposed to have meandering landscaped boulevards to create an attractive public realm and walking environment.
• Places will be better connected, opportunities will be created to walk and bike - The development has a connected grid street network with walking and biking opportunities. This will be achieved by alternating parking on one side of the streets.
(c) The physical characteristics of the site are conducive to development. Stormwater management practices will be up to current standards. New ponds will be installed as will a large community raingarden feature.
(d) This flat farmland is well suited for residential development. Previous preliminary grading makes the site even more suitable. During previous phases of the development, several lots near the creek were identified as needing additional soil correction to accommodate structures. This is common in areas of loamy soils and adds to development costs.
(e) The subdivision design will not cause irreversible environmental damage. Land Development Code regulations, MPCA stormwater management and the employment of best practices will ensure this.
(f) The design of the subdivision is in no way detrimental to the health, safety, or general welfare of the public.
(g) There are no conflicting easements in the development.
Financial Impacts:
None.
Tentative Timelines:
The Final Plat for the first phase will be submitted yet this spring with construction anticipated to begin this summer.