Consider Resolution #16-05-100 Regarding the Preliminary Plat for The Station; Case of D. R. Horton (Project No. 16-09)

The City has received an Application for Preliminary Plat Approval for a 77-unit townhome development located in The COR. This plat was originally approved in 2005 and again in 2008, first as Ramsey Town Center 6th Addition, and secondly as Gables Terrace, each with minor modifications (unrelated to the number of lots proposed).

Staff attempted to notify all Property Owners within 350 feet of the Subject Property. The Notice of Public Hearing was published in the Anoka County Union Herald.

The proposed subdivision generally meets all requirements for The COR Zoning District, with necessary modifications as outlined in the Staff Review Letter.

The proposed density is slightly higher than the maximum fifteen (15) units per acre prescribed in this sub-district for medium density. Ramsey Town Center 2nd addition, which consists of the two (2) blocks west of the the project site, was developed at a density of 12.1 units per acre.  The Station, as proposed, is 15.78 units per acre.  When averaging the two phases, the overall D.R. Horton development achieves a net density of  13.94 units per acre.  The true land use component for The COR is an overall average density of ten (10) units per acre. With other developments within The COR, the actual density is coming in lower than forecasted. Staff believes it is reasonable and acceptable per the Design Framework to allow this slightly higher density for The Station when reviewed with the other two (2) now developed blocks of the original D.R. Horton project site.

The Applicant has eliminated a private road access to Rhinestone Street at the request of the City due to current traffic and parking estimates.

Civil Engineering Plans are generally acceptable to the City Engineer, with amendments outlined in the Staff Review Letter.

Landscape Plans & Environmental Policy Board (EPB) Review. The EPB reviewed the Landscape Plan at their March 21, 2016 meeting. The EPB recommended that the interior plantings be reallocated so that the south facing units had more deciduous trees in front of them. This would be more energy efficient by providing valuable shade in the summer months while allowing sunlight through in the winter months. Secondly, with the tight pervious areas, a concern was raised about the potential of wasted water with a standard irrigation system. The EPB recommended that the Applicant work with the City to explore alternative system components such as drip irrigation and/or micro irrigation designs to limit or minimize watering impervious areas. These comments have been incorporated into the Staff Review Letter.

The Planning Commission held a public hearing on the Preliminary Plat at their April 7, 2016 meeting.  There were no written or verbal comments received.  The Planning Commission raised a concern about the density of the development.  They noted that in their opinion, enough time had lapsed from when the previous two (2) phases were developed to now that this should be considered as an altogether separate development and should be limited to the maximum allowable density of fifteen (15) units per acre.  The Planning Commission tabled action on the Preliminary Plat to the May meeting for additional information on the past approvals of this project as well as densities of surrounding developments.

At their May 5, 2016 meeting, the Planning Commission again reviewed the request as well as the previously requested information.  They were generally supportive of the project with the exception of the proposed density.  The Planning Commission noted that the density should be reduced such that it did not exceed fifteen (15) units per acre.

The Applicant has elected not to revise The Station preliminary plat and present it to the City Council as it was originally submitted.

Alternatives

Alternative 1.  Adopt Resolution #16-05-100 granting Preliminary Plat approval of The Station.  The proposed Preliminary Plat has been reviewed and approved twice previously by the City, albeit under a different name and with minor modifications.  However, the number of overall units has remained the same (77) each time.  Previously, it appears that right-of-way area was included in the density calculation.  The current density calculation excludes the right-of-way area, which is why the density calculation now is slightly above the fifteen (15) unit per acre cap.  However, when taking into consideration the earlier phases of the D.R. Horton project site, the cumulative per acre density over the three (3) blocks is less than fifteen (15).  The proposed Preliminary Plat appears to be consistent with the intent of The COR, which is to accommodate higher densities than any other zoning district within the city, especially as development gets nearer to the heart of The COR (and the transit station).  Staff supports this option.

Alternative 2.  Adopt Resolution #16-05-100 granting Preliminary Plat approval of The Station, contingent upon a revision to reduce the net density to no more than fifteen (15) units per acre.  The previous approval of the Gables Preliminary Plat was in 2008 and has since expired.  Thus, the City is not obligated to approve the currently proposed Preliminary Plat as the per acre density for this block is slightly over fifteen (15).  This alternative is consistent with the Planning Commission's recommendation.

Alternative 3.  Do not grant Preliminary Plat approval of The Station.  The Planning Commission is generally supportive of the project, with the exception of the density, as is City Staff (with revisions as outlined in the Staff Review Letter).  The Developer has completed quality work in the past and the product will be similar to the townhomes that were a part of Ramsey Town Center 2nd Addition.  Staff does not support this alternative.

All costs associated with processing the Application are the responsibility of the Applicant. At this time, there is no request for public assistance.

The Planning Commission recommended approval of the Preliminary Plat contingent upon the Applicant revising the Preliminary Plat so as to not exceed fifteen (15) units per acre.

 

Motion to adopt Resolution #16-05-100 granting approval of the Preliminary Plat, contingent upon compliance with the Staff Review Letter.