7.1.
CC Regular Session
- Meeting Date:
- 03/14/2023
- By:
- Chris Anderson, Community Development
Information
Title:
Adopt Resolution #23-042 Approving the Preliminary Plat for Parkside Townhomes (Project No. 22-143); Case of COR at Ramsey LLC
Purpose/Background:
The City has received an application from COR at Ramsey LLC (the "Applicant") for review of a proposed Preliminary Plat on property generally located west of Rhinestone Street, east of Traprock Street, south of 146th Avenue, and north of Ramsey Parkway (the "Subject Property"). The Applicant is proposing a total of sixty-eight (68) attached townhome units, that would be built in two (2) phases. The first phase would include forty-two (42) units and the second phase would include twenty-six (26) units. Ultimately, there will eventually be a third phase of this project, which would be on the north side of 146th Avenue (east of Center Street), but that is not included in this Preliminary Plat. The Planning Commission reviewed the Sketch Plan for this project in December of 2022 and the Preliminary Plat on February 23, 2023 (both sets of minutes are attached).
Notification:
Staff attempted to notify property owners within 700 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request for Preliminary Plat review by the Planning Commission on February 23, 2023. A proposed development sign was placed on the property and a notice was published in the Anoka County UnionHearld Newspaper. No additional notification was sent out regarding the City Council meeting.
Time Frame/Observations/Alternatives:
General Project Overview
The Subject Property was originally platted as Ramsey Town Center 7th Addition. However, due to the great recession of the mid- to late-2000s, this block was never developed. The proposed Preliminary Plat is very similar to the existing parcel boundaries, with just minor adjustments. At the time of Final Plat application, the Applicant will also need to apply for an Easement Vacation to eliminate all existing drainage and utility easements on the Subject Property. New drainage and utility easements will be dedicated with the recording of the Final Plat.
The Applicant is proposing twelve (12) 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 and allows up to fifteen (15) units per acre. The Preliminary Plat has a density of approximately 13.5 units per acre. All units will be served by municipal sanitary sewer and water.
Streets/Access/Sidewalks
The project will be accessed from 146th Avenue on the north and Ramsey Parkway on the south, both of which are existing public roads. All proposed interior roads will be private. There is an existing sidewalk along Rhinestone Street. The plans include a six (6) foot wide sidewalk along and six (6) foot wide boulevard adjacent to the other three (3) public roads. Both of these meet the standards outlined in the Design Framework.
Landscaping
The project includes both boulevard plantings (along all four public streets) and interior plantings as well. Additionally, each building will have foundation plantings with a mix of shrubs, perennials, and ornamental grasses. The Environmental Policy Board reviewed the Landscape Plan and recommended approval of it. They did note that they wanted to make sure that there would not be overcrowding of trees between the buildings and public roads. Staff has noted that the Landscape Plan should or could be revised to eliminate the proposed trees between the sidewalks and buildings or possibly relocate some of them to the interior greenspace. This would retain the boulevard tree plantings, which is in line with what the Design Framework emphasizes.
Architecture
There has been much discussion with the Planning Commission regarding the architecture for this project. Initially, in March of 2022, there was discussion about front porches versus covered patios. When the Sketch Plan was reviewed, Staff recommended, and the Planning Commission supported, adding stone or brick elements to the fronts and sides of the buildings facing a public road. This recommendation was based on the significant emphasis on architecture within the Design Framework. More specifically, the Design Framework states that a greater emphasis should be given to architectural elements, materials, and design features for buildings that face or front parks and that architecture is to be '4-sided' at all locations visible from public areas (e.g. public streets). Based on the greater emphasis on architecture within The COR, coupled with the fact that this project also overlooks The Draw, Staff and the Planning Commission recommend the addition of brick and/or stone elements on the fronts and sides of buildings facing a public road.
At the Public Hearing, the Applicant stated that they are not opposed to the enhanced architecture being recommended by Staff. They had noted when this project was initially being discussed almost a year ago, construction prices were much higher than today, which was a factor in not including brick or stone on any of the elevations. The Applicant stated that they could look at incorporating enhanced features on the public-facing sides of buildings, but were hoping for some flexibility should the material prices skyrocket again. Subsequently, the Applicant has provided updated elevations that do include brickwork on the fronts of buildings and informed Staff that this enhancement might increase the per unit cost by $2,500 to $5,000. Np brick is shown on the side elevations, however.
The Planning Commission held a Public Hearing on February 23, 2023 and reviewed the Preliminary Plat. There were no written or verbal comments received regarding the project. The Planning Commission supported the project contingent upon enhancing the exterior finish of the buildings facing a public street with brick or stone elements.
Alternatives
Alternative 1: Motion to adopt Resolution #23-042 approving the Preliminary Plat contingent upon adding brick and/or stone finishes to all sides of buildings that face a public road (this would include the fronts and one side of multiple buildings) in accordance with the COR Design Framework. Aside from the architecture, the proposed Preliminary Plat generally complies with the standards of the Design Framework, with minor revisions needed as noted in the Staff review comments. The Planning Commission and Staff support this alternative.
Alternative 2: Motion to adopt Resolution #23-042 approving the Preliminary Plat with modifications as specified by City Council.
Alternative 3: Motion to deny the Preliminary Plat based on specific findings identified by City Council. The Preliminary Plat generally conforms with the Design Framework and City Code, with the necessary revisions noted in ProjectDox. Staff does not support this alternative.
The Subject Property was originally platted as Ramsey Town Center 7th Addition. However, due to the great recession of the mid- to late-2000s, this block was never developed. The proposed Preliminary Plat is very similar to the existing parcel boundaries, with just minor adjustments. At the time of Final Plat application, the Applicant will also need to apply for an Easement Vacation to eliminate all existing drainage and utility easements on the Subject Property. New drainage and utility easements will be dedicated with the recording of the Final Plat.
The Applicant is proposing twelve (12) 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 and allows up to fifteen (15) units per acre. The Preliminary Plat has a density of approximately 13.5 units per acre. All units will be served by municipal sanitary sewer and water.
Streets/Access/Sidewalks
The project will be accessed from 146th Avenue on the north and Ramsey Parkway on the south, both of which are existing public roads. All proposed interior roads will be private. There is an existing sidewalk along Rhinestone Street. The plans include a six (6) foot wide sidewalk along and six (6) foot wide boulevard adjacent to the other three (3) public roads. Both of these meet the standards outlined in the Design Framework.
Landscaping
The project includes both boulevard plantings (along all four public streets) and interior plantings as well. Additionally, each building will have foundation plantings with a mix of shrubs, perennials, and ornamental grasses. The Environmental Policy Board reviewed the Landscape Plan and recommended approval of it. They did note that they wanted to make sure that there would not be overcrowding of trees between the buildings and public roads. Staff has noted that the Landscape Plan should or could be revised to eliminate the proposed trees between the sidewalks and buildings or possibly relocate some of them to the interior greenspace. This would retain the boulevard tree plantings, which is in line with what the Design Framework emphasizes.
Architecture
There has been much discussion with the Planning Commission regarding the architecture for this project. Initially, in March of 2022, there was discussion about front porches versus covered patios. When the Sketch Plan was reviewed, Staff recommended, and the Planning Commission supported, adding stone or brick elements to the fronts and sides of the buildings facing a public road. This recommendation was based on the significant emphasis on architecture within the Design Framework. More specifically, the Design Framework states that a greater emphasis should be given to architectural elements, materials, and design features for buildings that face or front parks and that architecture is to be '4-sided' at all locations visible from public areas (e.g. public streets). Based on the greater emphasis on architecture within The COR, coupled with the fact that this project also overlooks The Draw, Staff and the Planning Commission recommend the addition of brick and/or stone elements on the fronts and sides of buildings facing a public road.
At the Public Hearing, the Applicant stated that they are not opposed to the enhanced architecture being recommended by Staff. They had noted when this project was initially being discussed almost a year ago, construction prices were much higher than today, which was a factor in not including brick or stone on any of the elevations. The Applicant stated that they could look at incorporating enhanced features on the public-facing sides of buildings, but were hoping for some flexibility should the material prices skyrocket again. Subsequently, the Applicant has provided updated elevations that do include brickwork on the fronts of buildings and informed Staff that this enhancement might increase the per unit cost by $2,500 to $5,000. Np brick is shown on the side elevations, however.
The Planning Commission held a Public Hearing on February 23, 2023 and reviewed the Preliminary Plat. There were no written or verbal comments received regarding the project. The Planning Commission supported the project contingent upon enhancing the exterior finish of the buildings facing a public street with brick or stone elements.
Alternatives
Alternative 1: Motion to adopt Resolution #23-042 approving the Preliminary Plat contingent upon adding brick and/or stone finishes to all sides of buildings that face a public road (this would include the fronts and one side of multiple buildings) in accordance with the COR Design Framework. Aside from the architecture, the proposed Preliminary Plat generally complies with the standards of the Design Framework, with minor revisions needed as noted in the Staff review comments. The Planning Commission and Staff support this alternative.
Alternative 2: Motion to adopt Resolution #23-042 approving the Preliminary Plat with modifications as specified by City Council.
Alternative 3: Motion to deny the Preliminary Plat based on specific findings identified by City Council. The Preliminary Plat generally conforms with the Design Framework and City Code, with the necessary revisions noted in ProjectDox. Staff does not support this alternative.
Funding Source:
All costs associated with this application are the Applicant's responsibility.
Recommendation:
The Planning Commission recommends approval of the Preliminary Plat, contingent upon enhancements to the exterior finishes on the fronts and sides of the buildings facing a public road (alternative 1). Resolution #23-042 includes the following contingencies:
- Compliance with Staff's review comments, including enhancing the architecture on the fronts and sides of buildings facing a public road with stone, brick or a similar material.
- Inclustion of a Street Lighting Plan with the Final Plat submittal.
- Review and approval by the Lower Rum River Watershed Management Organization (LRRWMO).
Outcome/Action:
Motion to adopt Resolution #23-042 approving the Preliminary Plat.
Attachments
- Site Location Map
- Preliminary Plat
- Landscape Plan
- Color Rendering
- Updated Building Elevations
- Planning Commission Meeting Minutes Dated December 1, 2022 (Sketch Plan Review)
- Draft Planning Commission Meeting Minutes Dated February 23, 2023
- Staff Review Comments
- Resolution #23-042: Preliminary Plat
Form Review
| Inbox | Reviewed By | Date |
|---|---|---|
| Brian Hagen | Brian Hagen | 03/09/2023 10:13 AM |
- Form Started By:
- Chris Anderson
- Started On:
- 02/24/2023 08:43 AM
- Final Approval Date:
- 03/09/2023