PUBLIC HEARING: Consider Resolution #20-114 Approving Preliminary Plat for Hampton Homes (Project #19-140): Case of Platinum Land LLC

The City has received an application from Platinum Land LLC (the "Applicant") for Preliminary Plat review of Hampton Homes, a twenty-six (26) unit, attached townhome project located at 14600, 14544, 14520 Nowthen Boulevard and Anoka County PID 25-32-25-23-0020, which has no address assigned (together, the "Subject Property").  The Planning Commission has reviewed the Sketch Plan twice; first on January 2, 2020 (the case was tabled due to the absence of the Applicant) and again on February 6, 2020.  Furthermore, a public workshop was also held on February 6, 2020 prior to the regular Planning Commission meeting. 

While the Preliminary Plat is the second step in a three step review process (Sketch Plan, Preliminary Plat, Final Plat), it is the most significant step.  Should the Preliminary Plat be approved, it grants the Applicant entitlement to the project as long as the Final Plat substantially complies with the approved Preliminary Plat.

Staff published the Notice of Public Hearing in the Anoka County UnionHerald. City Staff also attempted to notify all property owner within 700 feet of the Subject Property, according to Anoka County property records, of the request by U.S. Mail.

Project Overview
The Subject Property consists of four parcels and is approximately 950 feet long running parallel to Nowthen Boulevard from 146^th Avenue NW. The Subject Property is approximately 5.55 acres and fronts both 146^th Avenue NW and Nowthen Boulevard NW. There is currently one detached accessory building (pole barn) on each of the two most northern parcels and a home and detached building on the southern parcel that are proposed to be removed with this project. The Applicant is proposing twenty-six (26), two-story, attached townhome units on the site.

Zoning and Guidance
The Subject Property is located in the R-2 Residential District, which allows for a density range of four to seven (4-7) units per acre.  The proposed development is at a density of approximately 4.7 units per acre.  The Subject Property is also guided as Medium Density Residential in the Comprehensive Plan.

Bulk Standards and Architecture
The project appears to comply with all bulk standards outlined in City Code Section 117-112 in accordance with comments in the Staff Review Letter.  Multifamily developments that face a county highway are supposed to vary structure orientation.  As proposed, all buildings are in line with each other.  There is some articulation on the fronts of each building and there is an outlot (containing the private road) that separates the lots from the county highway. However, one possibility could be to offset each building by a foot or two.  This could have an impact on tree preservation and may not necessarily be noticeable by traffic on Nowthen Boulevard, but nonetheless could be considered.

The buildings appear to have the necessary architectural standards per City Code, with one exception.  The front of each building, as well as the northern elevation of the northern most building (facing 146th Avenue), needs to be modified to include at least thirty-five percent (35%) face brick, natural stone, or stucco (excluding window and door areas).

Density Transitioning
One of the larger concerns raised at the February 6, 2020 workshop and during the Sketch Plan review was tree preservation.  There is a decent 'buffer' of existing trees along the western and northern boundaries of the Subject Property that many wanted to see retained.  Based on the Tree Inventory and Preservation Plan, many of these trees will be protected and retained as they will help satisfy the required density transitioning, especially along the western property line.  Due to the proposed access point off 146th Avenue, it is not possible to retain the trees along the northern lot line.  However, the Landscape Plan does provide additional plantings in this area, consisting of Bur Oak, Spring Snow Crabapple, and Techny Arborvitae. 

Streets and Access
The project proposes a twenty-four (24) foot wide private street accessing the Subject Property from 146th Avenue and running south to a right-out only access point on Nowthen Boulevard.  Anoka County has been provided with the plans and have stated that the access onto Nowthen Boulevard does not meet access spacing guidelines and thus, they would recommend revisions that would eliminate the direct access point.  However, Anoka County also concluded that if that is not possible, the proposed right-out only access point onto Nowthen Boulevard would not require a turn lane to be constructed.  Ramsey Public Safety would like some sort of access for multiple points of access, and is fine with the current Developer Proposal. The review letter from Anoka County is attached.

Traffic was identified as another significant concern during the workshop.  While Anoka County has stated that a turn lane would not be required for the new right-out only access point, the City could still require the addition of a turn lanes on Nowthen Boulevard at 146th Avenue NW for northbound and southbound traffic.  Anoka County has stated that if there are concerns with turning maneuvers at this intersection, they would be supportive of incorporating northbound and southbound turn lanes on Nowthen Boulevard at 146th Avenue with this project.  Specific direction from the Planning Commission is desired on this particular item, but City Staff is recommending requiring at least a turn lane for northbound Nowthen Boulevard to westbound 146th Avenue.

Noise
Staff is recommending that a noise study be conducted prior to final action by the City Council on the Preliminary Plat, or at least as a contingency of Preliminary Plat to be completed before Final Plat. The contingent approval would allow for modification to the Preliminary Plat if warranted. While noise was another concern raised during the workshop as a result of potential loss of trees, this study would be more about potential noise impacts to the new units that would face Nowthen Boulevard.  As outlined in the Anoka County review letter, municipalities are responsible for taking reasonable measures to prevent noise concerns when new development is adjacent to a highway and to incorporate appropriate mitigation measures if applicable.  The outcome of that study could have a significant impact to this project as there is very little room for mitigation elements such as berming and plantings. This has been a standard requirement of other similar projects. 

Applicable Code Sections

• Section 117-110 Residential Development Transitioning
• Section 117-112 R-2 Residential (Medium Density)
• Section 117-588 Major Plat

Alternatives

Alternative 1: Recommend City Council approve the Preliminary Plat with one or more of the following contingencies:

• Compliance with the Staff Review Comments
• Completion of a noise study prior to final action by the City Council
• Incorporation of northbound and southbound turn lanes on Nowthen Boulevard  at 146th Avenue

This alternative would help address concerns that have been raised both by the public (traffic) as well as Anoka County (noise).  The Preliminary Plat does address the other major concern, which was tree preservation and density transitioning.  The Subject Property is properly zoned and guided for the proposed product and density.  Based on feedback over the years concerning Nowthen Boulevard and public comments specific to this project regarding traffic, Staff supports this alternative with all three contingencies.

Alternative 2: Recommend City Council approve the Preliminary Plat as proposed without the three (3) contingencies listed above.  Should there be future concerns raised due to noise, the City could be responsible for completing mitigation measures.  If a noise study is completed now, it would help inform whether any mitigation measures should be incorporated into this project now, at the developer's cost.  While the proposed right out only access point wouldn't require modifications to Nowthen Boulevard, the additional traffic could create issues at 146th Avenue and Nowthen Boulevard. If the Planning Commission has concerns about traffic, it should not recommend this alternative.

Alternative 3: Recommend the City Council not approve the Preliminary Plat.  However, the project does generally comply with the zoning designation and the land guidance.

The Applicant is responsible for all costs associated with this project and review.

Staff recommends Alternative 1: Approval of the Preliminary Plat with contingencies.

Motion to recommend that the City Council adopt Resolution #20-114 approving Preliminary Plat for Hampton Townhomes.

[Note on above motion: as drafted, Resolution #20-114 already includes the three (3) additional contingencies listed in Alternative #1]