Adopt Resolution #24-229 Granting Approval of the Preliminary Plat, Final Plat, Development Agreement, and a Sidewalk Easement Agreement for Parkside Townhomes in The COR (Project No. 24-117); 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 East 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 includes thirty (30) units and the second phase will include the remaining thirty-eight (38) units.  Ultimately, there will 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 request. 

City Council may recall this project, as the Preliminary Plat was previously reviewed and approved by City Council in March of 2023.  However, by the time the Applicant was ready to apply for Final Plat consideration, the Preliminary Plat approval had expired (preliminary plat approval is only valid for twelve [12] months).  Therefore, the Applicant had to reapply for Preliminary Plat consideration.  The Preliminary Plat essentially mirrors what had previously been approved, except for the number of units to be constructed within each phase and the elimination of the center median on Sapphire Lane.  Since this project had previously received City Council approval of the Preliminary Plat, Staff agreed to allow the Applicant to apply for both Preliminary and Final Plat concurrently.

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.  No additional notice is required for this meeting.

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, much of it was never actually built.  The proposed Preliminary Plat layout is very similar to the existing parcel boundaries, with just minor adjustments.  The proposed Final Plat is consistent with the Preliminary Plat.  

The Applicant is proposing a total of 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.

The Final Plat includes thirty (30) units, spread across five (5) buildings on the eastern half of the Subject Property.

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.  There will also be sidewalks internal to the Subject Property, which will be privately maintained.  A portion of the public sidewalk along East Ramsey Parkway will encroach into the Subject Property slightly, which will require a Sidewalk Easement Agreement (attached to this case).

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 reviewed the Landscape Plan at their August 19, 2024, meeting and recommended approval.  The Landscape Plan does meet the standards of the Design Framework.

Architecture
The building elevations and color rendering 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.

Easement Vacation
The original Town Center 7th Addition plat dedicated drainage and utility easements across the Subject Property.  Since the existing property boundaries are being shifted slightly to accommodate the proposed buildings, Staff recommended vacating all existing drainage and utility easements, conditioned upon recording of a Final Plat, which would rededicate drainage and utility easements where needed and required.  Notice has been sent to all utility companies operating in the city.  A Public Hearing for the easement vacation was scheduled for consideration as a separate case tonight as well.

Alternatives
Alternative 1: Approve the Preliminary Plat, Final Plat, Development Agreement, and Sidewalk Easement Agreement, contingent upon compliance with Staff's review comments.  Staff supports this alternative.

Alternative 2: Approve the Preliminary Plat, Final Plat, Development Agreement, and Sidewalk Easement Agreement, with modifications, which would be based on discussion and supporting findings of fact.

Alternative 3: Do not approve the Preliminary Plat, Final Plat, Development Agreement, and/or the Sidewalk Easement Agreement, based on supporting findings of fact.  Staff does not support this alternative.

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

The Planning Commission recommends approval of the Preliminary Plat, and Staff recommends approval of the Final Plat, Development Agreement, and Sidewalk Easement Agreement, contingent upon compliance with Staff's review comments (Alternative 1).

Motion to adopt Resolution #24-229 granting approval of the Preliminary Plat, Final Plat, Development Agreement, and Sidewalk Easement Agreement for Parkside Townhomes.