Consider Preliminary Plat Approval 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 2006 as Ramsey Town Center 6th Addition, with minor modifications.

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 UnionHerald.

This case was tabled by the Planning Commission at their April Meeting to clarify density requirements and calculations. Staff has calculated the density of the project as a whole (included the first two phases) at fifteen (15) units per acre, acceptable to zoning requirements. A supplemental Staff Memo has been prepared outlining this calculation.

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

The Applicant has eliminated a private road access to Rhinestone Street at the request of the City due to current traffic and parking estimates. Additionally, Staff recommends that the Applicant be required to complete the second lift of asphalt on a 146th Avenue NW. This second lift was never completed due to coordination issues between Ramsey Town Center 6th Addition (now The Station) and 7th Addition. Given that the Applicant is requesting access to this public road, it seems reasonable to require that the Developer complete this final piece of construction on this public road.

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.

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

Staff recommends approval of the Preliminary Plat, contingent upon compliance with the Staff Review Letter.

Motion to recommend that the City Council approve the Preliminary Plat, contingent upon compliance with the Staff Review Letter.