Adopt Resolution #16-06-119 Regarding the Final Plat for The Station; Case of D. R. Horton (Project No. 16-09)

The City has received an Application for Final Plat Approval for a 77-unit townhome development located in The COR. This plat was originally approved in 2005 and again in 2008, first as Ramsey Town Center 6th Addition, and secondly as Gables Terrace, each with minor modifications (unrelated to the number of lots proposed). The Preliminary Plat was approved by the City Council on May 24, 2016.

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 Union Herald.

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

The proposed density is slightly higher than the maximum fifteen (15) units per acre prescribed in this sub-district for medium density. Ramsey Town Center 2nd addition, which consists of the two (2) blocks west of the the project site, was developed at a density of 12.1 units per acre.  The Station, as proposed, is 15.78 units per acre.  When averaging the two phases, the overall D.R. Horton development achieves a net density of  13.94 units per acre. 

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. The revised Landscape Plan is generally acceptable with revisions outlined in the Staff Review Letter.

The Planning Commission held a public hearing on the Preliminary Plat at their April 7, 2016 meeting.  There were no written or verbal comments received.  The Planning Commission raised a concern about the density of the development. The Planning Commission tabled action on the Preliminary Plat to the May meeting for additional information on the past approvals of this project as well as densities of surrounding developments. At their May 5, 2016 meeting, the Planning Commission again reviewed the request as well as the previously requested information.  They were generally supportive of the project with the exception of the proposed density.  The Planning Commission noted that the density should be reduced such that it did not exceed fifteen (15) units per acre and that the calculation for Net Density shall exclude local rights of way. The City Council ultimately approved the Preliminary Plat as proposed by the Developer, using the Net Density calculation as currently adopted by the Metropolitan Council reflecting less than fifteen (15) units per acre, which includes local rights of way.

Alternatives

Alternative 1.  Adopt Resolution #16-05-119 granting Final Plat approval of The Station.  The City Council has approved the Preliminary Plat. The purpose of the Final Plat is to approve final Construction Plans and Final Plat Sheet for recording. Additionally, the proposed plat has been approved twice previously by the City, albeit under a different name and with minor modifications.  However, the number of overall units has remained the same (77) each time. The proposed Final Plat appears to be consistent with the intent of The COR, which is to accommodate higher densities than any other zoning district within the city, especially as development gets nearer to the heart of The COR (and the transit station).  Staff supports this option.

Alternative 2.  Adopt Resolution #16-05-119 granting Final Plat approval with additional revisions. This alternative would be based on discussion.

Alternative 3.  Do not grant Final Plat approval of The Station. The project has received entitlement to the layout by approval of the Preliminary Plat. The Developer appears to have submitted final plans consistent with City requirements, with amendments as outlined in the Staff Review Letter. Additionally, The Planning Commission is generally supportive of the project, with the exception of the density.  The Developer has completed quality work in the past and the product will be similar to the townhomes that were a part of Ramsey Town Center 2nd Addition.  Staff does not support this alternative.

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 Final Plat, consistent with direction provided by the City Council on May 24 regarding Net Density.

 

Motion to adopt Resolution #16-05-119 granting approval of the Final Plat for The Station, contingent upon compliance with the Staff Review Letter.