PUBLIC HEARING: Review Preliminary Plat Application for Cottages at the COR (Project 17-162); Case of Centra Homes, LLC

Centra Homes, LLC has a Purchase Agreement in place with the City to acquire the land located at the southwest corner of Ramsey Blvd and Bunker Lake Blvd (the "Subject Property") for a residential subdivision. The proposed subdivision is in the COR4 Neighborhood District and would include forty (40), 2-story townhomes with association-maintained private roads. The Subject Property is approximately 4.29 acres.

Staff attempted to notify all Property Owners within 700 feet of the proposed development via Standard US Mail of the public hearing.

Zoning
The area is zoned COR 4B (Neighborhood) and allows for a range of housing types. The Preliminary Plat presented to the City generally appears to adhere to the COR Development Guidelines for the 4B subdistrict. The allowable density range in this district is 4 - 15 units/acre. The proposed density is approximately 9.3 units per acre (40 units on 4.29 acres).

Streets and Roads
The preliminary plat application shows private, association-maintained roads. The road connects to the private road on the west but does not connect to the private roads on the southeastern portion of the subdivision. There is public access from the corner of Olivine St NW and 146th Ave NW. The proposed homes are slab-on-grade, two story homes. Homes are oriented towards Ramsey Blvd and Bunker Lake Blvd; internal, private roads will have garage access and the backs of homes. If possible, public safety would like to see Olivine Terrace be connected to the southern subdivision for better access and manueverabilty for safety vehicles/equipment.

The applicant has noted they have been unsuccessful in attempting to connect Olivine Terrace; if the road is not connected, a turnaround must be completed in line with City of Ramsey code.

Staff is concerned about the number of visitor parking spaces. Staff would like the applicant to consider a few parallel parking spaces on Olivine St NW.

Parks and Trails
With the removal of the infiltration basins, staff recommends converting the infiltration basin to a green space with pedestrian-oriented trail conecting Ramsey Blvd to Olivine Street.

Setbacks and Standards
The proposed preliminary plat meets the COR 4 Requirements.

Landscaping and Tree Preservation
The submittal is deficient of a Landscape Plan and the Tree Preservation Plan requires revisions.  It would have been desirable to preserve evergreen trees at the northeast corner of the Subejct Property, which would provide a moderate buffer for the units closest to the intersection of Bunker Lake Blvd and Ramsey Blvd, to headlights and noise that may be commonplace at that intersection.  However, based on proposed grading for those units, the existing trees would have to be removed and/or would suffer too great of root damage to survive.

Engagement
City Staff held a public workshop on 02/01/2018 for adjacent property owners to have an opportunity to voice opinions on three variations of the proposed development. The sketch plan was approved by the Planning Commission in March 2018.

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

Staff recommends the Planning Commission recommend approval of the Preliminary Plat to City Council.

Motion to recommend approval of the Preliminary Plat.