Adopt Resolution #18-116 Approving Preliminary Plat 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 on June 7, 2018.

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.

Staff is working with the homeowner's association to the west to ensure the connection to the private street on City-owned property.

Staff has asked the applicant to consider visitor parking along Olivine Street NW. Staff has also requested 'No Outlet' and 'No Parking' Signs along the private streets.

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.

Utility Vacation
Staff is working with the small utilities to determine if the existing easement on the south end of the property can be vacated. Likely, an ordinance vacating the easement will come to a City Council meeting in the next month.

Planning Commission
The Planning Commission met and held a public hearing on June 7, 2018 and recommended approval of the revised preliminary plat unanimously (6-0). Staff received one written comment, attached.

Alternatives
Alternative 1: Approve Resolution 18-116. This would approve the Preliminary Plat for Cottages at the COR. Planning Commission and staff would support this alternative.
Alternative 2: Deny Resolution 18-116. This would stop the purchase agreement with the City of Ramsey and deny the preliminary plat. Planning Commission and staff would not support this alternative.

The applicant is responsible for all costs associated with this review.

Planning Commission recommends approval of the preliminary plat for Cottages at the COR.

Motion to approve Resolution 18-116 Approving Preliminary Plat for Cottages at the COR.