PUBLIC HEARING: Adopt Resolution #22-010 and Resolution #22-009 Approving Preliminary Plat and Comprehensive Plan for Trott Brook Crossing and Planning Area; Case of Sotarra

The purpose of this case is to review a Preliminary Plat application from Sotarra (previously the Excelsior Group) (the "Applicant") for a 270 lot residential subdivision west of Nowthen Blvd NW, east of Variolite Street, and north of Trott Brook. The site is approximately 270 acres and consists of six separate parcels (the "Subject Properties"). The Applicant has proposed all lots within the Single-Family (80 foot wide) lot width designation. The case was previously referred to as Trott Brook North and included a request for smaller than 80 foot wide lots. The City Council directed the Applicant to revise the plans to show quarter acre, 80 foot wide lots. All lots in the proposed preliminary plat meet said direction.

The case also includes a proposed Comprehensive Plan Amendment (CPA) previously discussed at the December 9, 2022 work session, allowing for sewered development at lower than typical densities (<3 units per acre) and reguiding this parcel, and adjacent parcel, to the new district.

The City attempted to notify all property owners, as reflected in the Anoka County Property Records, within 700 feet of the Subject Property of the request by U.S. Mail both for the October 28, 2021 Public Hearing and the November 9, 2021 meeting. The Public Hearing notice was also posted in the City's Official Newspaper, the Anoka County UnionHerald. Additionally, there was another Public Hearing held at the November 9, 2021 City Council meeting.

Summary
The proposed preliminary plat shows 270 lots on the 200 acres. The project includes a large public park in the northeast corner of the site, consisting of the homestead and historic farm buildings. The Subject Property is guided for 80 foot wide lots on City utilities, and zoned similarly, except the southwestern most parcel on the Subject Property. The Applicant has requested that the City rezone and re-guide this property to allow for 7 lots on this parcel. The City Council was not supportive of the rezoning, so the preliminary plat will need to be amended, if approved, to align with the existing zoning on the SW parcel. Minor realignments such as that are common contingencies and can be addressed administratively after approval. Staff has included this as a contingency of approval.

Conformity with City Code
The proposed preliminary plat does appear to generally meet the requirements of City Code. There are a few minor changes that will be required, as is typical with any sketch plan, preliminary plat, or subdivision application. The Preliminary Plat appears to meet all of the requirements for the R-1 MUSA District.

Key Staff Comments

• Wetlands and Floodplain: All wetlands will be delineated and approved by the Lower Rum River Watershed Management Organization, which will also need to issue a permit in order for work to start onsite. Wetlands will be encumbered by a 16.5 foot easement. The City of Ramsey can require as-builts with any new home that is built in the City. Based on the sensitive environmental nature and potential increase to insurance associated with owning a property by the floodplain, Staff will require as-builts for all of these sensitive lots.
• Utilities: The City is working with Bolton and Menk on an Infrastructure Study for the general planning area of Trott Brook North, north of the Brook, and between Variolite St and Nowthen Blvd. The Infrastructure Study shows that in order to serve the areas guided for City Utilities (within the MUSA), they will largely need to come through this site from the South. This property will then serve adjacent properties, such as North Brook Meadows. The City can require utility connections when land subdivides at urban scales (e.g. quarter acre lots). The City cannot force a private property owner to connect to City utilities, even if they are put in the road in front of their home. This right is protected in the City Charter.
• Sidewalks and Trails: The City requires a sidewalk on one side of each public street. Additionally, the City will require a trail along 173rd Avenue. Additionally, there will need to be a pedestrian crossing on 173rd Avenue. 
• Roads: 173rd Avenue will need to be upgraded to a full public road as part of this project. The Applicant is working with the Applicant to the north coordinating on this item. It is likely that there will be a cost-share agreement outlined as part of road project, which will be discussed with the Applicants and City Council at a future date. This road must be upgraded as part of this project, in order to properly serve the new residents.
• Lot Sizes and Alignments: All of the proposed lots are 80 foot wide lots.

Parks
The Application includes dedication of park land and historic barn buildings in the northeast corner of the site. The City is excited at the opportunity to bring a larger public park to this area through the dedication of land and buildings, as well as the ability to protect the historic buildings and pay homage to the history of the property. The Applicant is proposing to dedicate 10.8 acres of fully buildable land, and 4.3 acres of land underneath an electric transmission line for the park. Land under the electric transmission lines will likely be used for parking, while the remainder of the land shall be used for other park amenities. The historic buildings will remain on the property.

Planning Commission
The Planning Commission voted to recommend the City Council approve the project.

Platting Process

1. Sketch Plan - Identify red flags and direct the Applicant on moving forward to Preliminary Plat
2. Preliminary Plat - Engineering documents, formal public hearing, if approved, the project has entitlement (we are here)
3. Final Plat - Construction documents and legal agreements, only heard by City Council

City Code Sections

• Section 117-111: R-1 Residential (Existing and Proposed Zoning)
• Section 117-588: Major Plat
• Section 117-614: Subdivision Design Standards

The Applicant is responsible for all costs associated with review.

The Planning Commission recommended adoption of Resolution #21-309. Please note that the original resolution included multiple items that have now been broken up into separate resolutions for ease of process and resolutions have been updated with 2022 document numbers.

The Planning Commission recommended approval of the project.

 

Motion to adopt Resolution #22-010 approving the preliminary plat for Trott Brook Crossing with contingencies.

Motion to adopt Resolution #22-009 approving Comprehensive Plan Amendment.