Consider Sketch Plan for Parkside Townhomes (Project No. 22-143); Case of COR at Ramsey LLC

The City has received an application from COR at Ramsey LLC (the "Applicant") for review of a proposed Sketch Plan on property generally located west of Rhinestone Street, east of Center Street, north and south of 146th Avenue (the "Subject Property).  The project, which is in The COR, is proposing approximately 120-130 attached townhomes.  The Planning Commission reviewed the architecture for the proposed project in March when the Applicant was seeking feedback on utilizing alternatives to a front porch.  Those minutes are attached to this case. 

General Information
The majority of the Subject Property was originally platted as Ramsey Town Center 7th Addition.  However, due to the great recession of the mid to late 2000s, much of it was never actually developed.  The configuration of the Sketch Plan is very similar to the plat that had been previously approved.  The Sketch Plan does include two parcels that are owned by the City (north side of 146th Avenue, at the western boundary of the Sketch Plan).  The Applicant is in discussions with the City to acquire these two parcels.

The Applicant is proposing twenty-four (24) buildings, consisting of a mix of 4-, 5-, and 6-unit buildings.  The Subject Property is located in the COR-4b subdistrict, which is the medium density residential subdistrict allowing up to fifteen (15) units per acre.  As proposed, the project has a density of approximately 13.6 units per acre.  The project would be completed in three (3) phases, spanning approximately four (4) years, with phase one being roughly the eastern half of the block on the south side of 146th Avenue.

Architecture
As noted, the Planning Commission previously discussed the architectural style, including the use of covered patios versus front porches.  Per the color rendering (attached), the project includes covered front patios as well as decorative fencing enclosing the front yard areas.  Additionally, the proposal includes a couple of picnic areas to promote and encourage gathering within the neighborhood. 

Staff would note that the side elevation of the buildings facing public streets should be enhanced.  The plans propose additional landscaping along these elevations.  However, per the Design Framework, architecture is to be '4-sided' at all locations visible to the public.  Staff recommends adding brick or stone accents (or wainscoting) on all front elevations (and those side elevations facing public streets).  This would help transition from some of the more traditional style buildings in the area, which all have brick/stone elements, to the more contemporary look of the proposed buildings.  Also, Staff recommends that full-sized windows (similar to the windows on both the front and rear walls) be added to the side elevations that front public streets.  

Streets/Access
All streets within the development will be private.  Both 'blocks' would derive access from 146th Avenue, which is a public street.  The Applicant has already worked with the existing Home Owners Association (HOA) to the east regarding sharing use and maintenance of Sapphire Way and 146th Lane, both of which are existing private streets.  An Access Easement between the Applicant and the HOA has been recorded.

Alternatives
As a reminder, no formal action is required with a Sketch Plan.  This is an opportunity to provide the Applicant with feedback regarding the proposal prior to incurring more significant expenses for preparation of more detailed plans.
 

All costs associated with this application are the Applicant's responsibility.

Staff recommends providing applicable feedback to the Applicant and directing them to proceed with preparation of a Preliminary Plat submittal.