The City has received an Application for Sketch Plan Review, a major subdivision located north of Bunker Lake Boulevard, east of Zeolite Street. City Council does not traditionally review Sketch Plan phases of proposed plats. However, the Developer is requesting that the City waive the requirement for a public sidewalk on both sides of public roadways in The COR due to the limited depth of proposed lots.

Staff attempted to notify all Property Owners within 700 feet of the Sketch Plan Review via Standard US Mail.

The site has a number of constraints that limit the flexibility in development design:

• Depth of lots
• Topography/slope of lots

Originally, this site was planned as multiple attached townhomes by the original Master Developer, RTC, LLC. That development proposal received some City review and approvals, but ultimately did not move forward. The development concept was similar to what is seen on the north west corner of Ramsey Boulevard and Bunker Lake Boulevard (constructed by Pulte Development).
 
The City has received a Purchase Agreement from Mr. Bill Gleason. Mr. Gleason is proposing a twelve (12) lot detached single-family development. Dwellings are proposed to be a single-level with walkout basement. The floor plan would allow for single-level living, with the basement space as 'bonus' space.

Staff needs policy direction on sidewalk requirements in The COR. The Zoning Code would require sidewalks on all sides of public streets. However, the Developer has stated that the depth of lots makes it impossible to construct a sidewalk along Willimite Street, 147th Terrace, and Xenolith Street. Staff had discussed making improvements to the design of the dwelling to provide more equal treatment to the rear facade to better match the front facade. This would then create an opportunity to connect to the Bunker Lake Boulevard trail and future sidewalks along Center Street (Town Center Drive) and Zeolite Street. The Developer objects to this request due to topography/slope and security concerns. This should be the primary discussion point at Sketch Plan Review.

As noted above, Staff would like to see design enhancements on the rear facade. The Design Framework for The COR specifies equal treatment on all four (4) facades, otherwise discussed as 'four-sided architecture'. In areas where the City has deviated from this design requirement in this general location in the past, the City has received negative feedback regarding design.

The Applicant has noted a density of 4.0 units per acre. This sub-district requires a minimum of 4.0 units per acre. Bunker Lake Boulevard is an arterial road, and therefore excluded from the net density calculation. As the Commission is aware, the City has having ongoing discussions about the definition of Net Density as it relates to local, non-arterial roads being included in the Net Density calculation. As part of Preliminary Plat review, Staff will be stepping through previous review of Ramsey Town Center 8th Addition so as to not double count local rights of way in the Net Density Calculation. In the event that the calculation drops below 4.00 units per acre, Staff would still recommend a Variance to Net Density due to the complications of the layout of the site. Adding one (1) additional lot to accommodate a density calculation would create significant design challenges for this style of the development. Alternatively, the Commission could choose to recommend that this style of development not move forward, and wait for a medium density development to present itself.

The Sketch Plan is missing a few required elements. However, Staff is comfortable with directing the Applicant to proceed with Preliminary Plat design. Staff has met with the Applicant on several occasions, and discussed a number of design elements that will need to be reflected on the Preliminary Plat. The Applicant desires to present this current site plan, primarily to receive policy feedback on sidewalk design.

All costs associated with reviewing the Application are the responsibility of the Applicant. The site is currently owned by the City, and is subject to an approved Purchase Agreement.

The Planning Commission recommends that the sidewalk requirement be waived per discussion points above. Confirmation of this direction will allow the Developer to continue with Preliminary Plat design, in which the City Council will consider overall approval of the project.

Motion to direct the Applicant to proceed forward with Preliminary Plat design, without sidewalks on the internal public roads (Willemite Street, 147th Terrace, and Xenolith Street), except as already indicated on the attached Sketch Plan.