Consider Natural Resources Aspects for Parkside Townhomes Preliminary Plat

The City has received an application from Ramsey at COR LLC (the "Applicant") for Preliminary Plat review of a proposed townhome development located on the block bordered by Rhinestone Street, Traprock Street, 146th Avenue, and Ramsey Parkway (the "Subject Property").  The purpose of this case is to review the Landscape Plan and other natural resources aspects of the project.  Environmental Policy Board (EPB) members may recall this project from early in 2023.  Parkside Townhomes actually received Preliminary Plat approval.  However, the Applicant withdrew the application for Final Plat consideration to work through some items with his builder.  Preliminary Plat approval is only valid for one (1) year, and by the time the Applicant was ready to move forward again, that approval had expired.

Project Summary
The Subject Property is located within the COR District and, more specifically, the COR-4b neighborhood subdistrict.  This zoning district allows a density of up to fifteen (15) units per acre.  The project includes sixty-eight (68) townhome units across approximately 5.04 acres, which equates to a net density of 13.5 units per acre.  The Subject Property was actually originally platted as Ramsey Town Center 7th Addition in the mid-2000s, but due to the housing crash, the former property owner did not complete construction of townhomes on the Subject Property.  The current preliminary plat is aligned very similarly to the existing property boundaries.

Natural Resources Inventory
The City's Natural Resources Inventory (NRI) does not identify any native plant communities on the Subject Property.  The Minnesota Land Cover Classification System (MLCCS) categorizes the entire Subject Property as urban with little vegetative cover.

Wetlands and Floodplains
Per the National Wetland Inventory (NWI), there are no wetlands on the Subject Property.  Also, per FEMA's Flood Insurance Rate Maps (FIRM), there are no floodplains on the Subject Property either.

Drinking Water Supply Management Area
The Subject Property is within a Drinking Water Supply Management Area (DWSMA), as is the majority of The COR subdivision.  Furthermore, much of the Subject Property is within a 10-year capture zone (again, as is much of the COR subdivision).  Thus, the project is not eligible to provide onsite stormwater infiltration.  Rather, the project will have to make a financial contribution to the City's Infiltration Fund, which helps offset the cost of a City-installed infiltration basin serving the entire COR subdivision (this is located in the southeast corner of The COR, abutting Ramsey Boulevard and the BNSF railroad tracks and outside the DWSMA)
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Tree Inventory and Preservation Plan
A Tree Inventory and Preservation Plan was included.  While there are some trees on site, almost all do not meet the criteria of a significant tree (as defined in City Code).  Additionally, most of these 'scrub' trees are Siberian Elm.  The inventory only identified two (2) significant trees, both of which are located on the vacant land on the north side of 146th Avenue (also owned by the Applicant and will eventually be platted/developed, just not at this time). 

Landscape Plan
The Landscape Plan includes a mix of deciduous and evergreen trees and shrubs.  All species are acceptable or preferred per the Ramsey Tree Book.  The Landscape Plan includes both boulevard trees, which are emphasized in The COR Design Framework, and plantings internal to the project.  There were only a couple minor revisions that Staff requested.  These include adding a note to the Plant Schedule specifying that River Birch shall be in the form of a single stem, rather than the more common clump form, when planted in the boulevard (clump form is acceptable for plantings internal to the site) and adding a note that the irrigation system must include some form of water efficient technology (such as a smart controller).  The Landscape Plan is generally acceptable, with the necessary corrections noted on the plan sheets.

All costs associated with this application are the responsibility of the Applicant.

Staff recommends approving the Landscape Plan, contingent upon compliance with Staff's review comments.

Motion to recommend approval of the Landscape Plan, contingent upon compliance with Staff's review comments.