Posted: 5/11/05
By MaryHelen Swanson
It's only a sketch plan at this point, but the picture painted by Shade Tree Construction is of nearly a mini-village all its own on land that is now mostly rolling green meadows. It is the current Green Acres Country Care Center property.
The North Branch City Council viewed the plan Monday night, as presented by Mark Strandlund.
It calls for 148 lots, all single-family dwellings, in a price range that could be $300,000-$350,000 or more. It will, according to Strandlund, include a mixture of housing styles.
The sketch plan shows a park area near the Poor Farm cemetery, which is still owned by the county.
Another park-like area is set aside in the center of the housing. As designed, approximately 7 acres are set aside for open space.
Mayor Gloria Karsky was concerned that open space be maximized. She noted, as she has done on several occasions, that the Green Acres property falls in the city's conceptual open space plan.
As planned so far, the development has only one access, Harder Avenue. There was discussion on potentially extending Harder up into land abutting on the north side, where it could connect to 385th Street in Casselberry Ponds. Which, it was noted, could offer access to land to the north if the owner wanted to develop it later on.
City utilities are installed up to the property.
The plan drew some harsh words from Councilwoman Kathy Blomquist who said it was wrong for the city to assume that the property owner to the north would want to develop his land.
She said the city is doing a disservice to the community in pushing development of every property in the city. She noted that the property to the north of the Green Acres site is used for hunting and the best use of it, she went on, is to leave it open as it borders the Sunrise River.
She said she'd go as far as encouraging a petition for the preservation of that open space.
Councilwoman Theresa Furman was concerned with the single access. She also asked if the developer had gone to the school district to see how many new students it could handle.
Strandlund said he has never tied in development with a school district.
Mayor Karsky asked about other developments created by Strandlund and was told there are several around the northern tier of the Twin Cities.
Regarding density, if the area is rezoned R-1 (which will be required for development), potentially a developer could put in well over 200 homes, noted city staff member Al Cottingham.
Steve Mork, representing Ecumen, operators of Green Acres, said there is no option but to have the dense development in order to get enough money from the sale of the property to use in rebuilding a new senior housing complex. The new complex is to include a long-term care facility to replace Green Acres.
As the council was only reviewing a sketch plan, no public hearing was required. When the developer brings in a request for a preliminary plat approval, then a public hearing will be called.
The council took no action on this subject.
Another confined development
Earlier in the evening, the council reviewed another sketch plan, a 40-lot development (2 homes already exist) presented by Brenda Berwald and Harley Weaver. The land is located north of Golden Avenue and 401st Street, surrounded by established housing.
Rezoning would be needed on this parcel also to R1- Single Family Residential.
The access was a point of contention, as the county won't allow a road onto Forest Boulevard. The only access would be from Golden Ave.
The couple will be returning to the planning commission with a formal proposal.
Master developer chosen
Moving along on its project to develop land in the northwest part of the city, the council had to make a choice this week on a master developer to design and build the housing portion of the project.
There were two applicants from which to choose: MetroPlains and the Heartland Group.
Both presented concepts with homeowner association fees, which at least one councilman vehemently opposed. It is the city's intent to create housing that falls in the "affordable" category.
But as city financial director Dave Stutelberg noted, if metro standards are used, affordable could be around $240,000 and still meet Tax Increment Financing standards.
In Chisago County, he said affordable would probably mean duplex, four or eight-plex housing.
After lengthy discussion, the council moved to enter into negotiations with Heartland, but ended in a 2-2 vote.
Councilman Larry Erickson said the concept was totally different than what was envisioned, but he said the staff and council have to come to an agreement.
Blomquist remained concerned about the association fees and also private streets in the development.
The council was encouraged by a consultant to look at the "big" picture. The key, they were told, is the vision the city has for this development.
With a tie vote, it looked as if the project would come to a standstill.
Blomquist decided she did not want to slow the project and moved to reconsider the vote, indicating that this time she would vote in favor of the firm. But she wanted some input in the negotiations in order to eliminate association fees.
City Administrator Joe Lynch cautioned that if a council person sat in on negotiations, the city would be committed to the developer.
Blomquist then said she just wanted to be sure that the negotiations team was aware of her concerns.
A second vote was taken and passed 3-1 (Councilwoman Amy Oehlers was absent) to enter into negotiations with the Heartland Group.
Furman voted no because she does not believe there should be residential development north of 400th in the new project as is being planned.
In other business, the council:
ï Began the process of setting up a TIF housing district for Ecumen assisted living project by adopting a resolution on 2 votes. Blomquist abstained because she is an Ecumen employee and Furman voted no. Stutelberg said this was a necessary first step to create the TIF district but it did not commit the city at this point to granting a TIF for the Ecumen project.
ï Approved a CUP for Milcon, Inc. for a building to house Desiree's Dance Studio northwest of Grand Avenue and Ash Street and approved a CUP for Douglas LeRoux for outdoor storage with 3 conditions, including a 6-foot fence.
ï Appointed the North Branch EDA as the LDO (local development organization) to dispense a $500,000 federal no-interest loan to Andersen Windows, as set forth in an original agreement. By law, the city cannot be named as LDO. The loan is paid back to the EDA which in turn can lend it for other projects, which the city may endorse.
ï Set a public hearing for June 13 on a tax abatement request from Custom Headed Products.
ï Accepted the feasibility studies of William's Park and Wildride Park, projects that could total over $2 million.
ï Accepted the feasibility study of Gateway South project and called a public hearing for July 11. Gap financing of $650,000 is needed to complete this project.
ï At the insistence of Blomquist, moved to direct staff to draft a resolution for the next meeting to start a feasibility study on street improvements in Northwest Old Town.
ï Agreed to have the city move forward on the I-35 bridge project so as not to delay it when the federal money that has been promised arrives. The cost of advancing now will be $32,650 which will not qualify for federal reimbursement. As noted by City Engineer Julie Dresel, the sooner the city can complete the preliminary design to get through the Mn/DOT staff approved layout process, the sooner construction can begin when the money comes in.
The layout plan may include closing of the intersection at Tanger Drive and Hwy. 95. Mayor Karsky wants public information meetings held as soon as possible on the layout plan.
ï Agreed to continue with the school liaison officer with the school district picking up 75 percent of the cost.
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