PUBLIC HEARING: Consider Preliminary Plat for Parkside Townhomes (Project No. 24-117) in The COR; Case of COR at Ramsey, LLC

The City has received an application from COR at Ramsey LLC (the "Applicant") for review of a proposed Preliminary Plat and Final Plat on the 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, which will be built in two (2) phases.  The first phase would include thirty (30) units and the second phase would include the remaining thirty-eight (38) 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. 

Most, if not all, of the Planning Commission may recall this project.  The Planning Commission reviewed the Sketch Plan for this project in December of 2022, and the Preliminary Plat in February of 2023.  The City Council approved the Preliminary Plat in March of 2023.  However, by the time the Applicant was ready to apply for Final Plat, the Preliminary Plat approval had expired.  Therefore, the Applicant had to reapply for Preliminary Plat consideration.  The Preliminary Plat essentially mirrors what had previously been approved, except for how many units will be constructed with each phase and the elimination of the center median on Sapphire Lane).   

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 August 22, 2024.  A proposed development sign was placed on the Subject Property and a notice was also published in the Anoka County Union Herald Newspaper. 

General Project Overview
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 built.  The proposed Preliminary Plat layout is very similar to the existing parcel boundaries, with just minor adjustments.  At the time of Final Plat consideration, the Applicant will be requesting an Easement Vacation to eliminate all existing drainage and utility easements dedicated on the Town Center 7th Addition plat.  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 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.

Revised plans have been submitted and Staff are currently reviewing them.  It does appear that many of the initial comments have been addressed.

Streets/Access/Sidewalks
Access will be 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 Applicant will be responsible for constructing a six (6) foot wide sidewalk along the other three (3) public roads, as well as providing a six (6) foot wide boulevard.  Both of these meet the standards outlined in the Design Framework.

Landscaping
The project includes both boulevard plantings (along all four public streets) and internal site plantings as well.  Additionally, each building will have foundation plantings with a mix of shrubs, perennials, and ornamental grasses.  The Environmental Policy Board will be reviewing the Landscape Plan at their August 22, 2024, meeting.  The Landscape Plan does meet the standards of the Design Framework.

Architecture
As the Planning Commission may recall, there was considerable discussion regarding the architecture for this project.  Discussion primarily focused on the proposed front entryways and the architecture of the fronts and sides of the buildings that will face public roads.  The revised building elevations and color rendering now include stone on both the front and sides of each building (the rear of all units are internal to the site, facing private roads), which was previously recommended by the Planning Commission.  Furthermore, the look of the buildings has been updated to be more of a mix between contemporary and traditional styles.  Finally, they do include a thirty-six (36) square foot front patio area directly abutting the covered entryway for each unit.

Revised Plans
Staff has attached the Changemark Report, dated August 14, 2024.  Revised plans have been submitted, but a second round of plan review has not been completed yet (based on when the revised plans were received).  While it may appear there are a number of unresolved comments, it is likely that many, if not all, comments have been addressed.  Staff will try and give a verbal update on the status of the revised plans during the meeting. 
Alternatives
Alternative 1: Recommend approval of the Preliminary Plat, contingent upon compliance with Staff's review comments.  Staff supports this alternative.

Alternative 2: Recommend approval of the Preliminary Plat with modifications, which would be based on discussion and supporting findings of fact.

Alternative 3: Recommend denial of the Preliminary Plat, based on supporting findings of fact.  Staff does not support this alternative.

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

Staff recommends approval of the Preliminary Plat, contingent on compliance with Staff's review comments (Alternative 1).

Motion to recommend City Council approve the Preliminary Plat, contingent upon compliance with Staff's review comments.