Adopt Resolution #17-01-015 Approving the Preliminary Plat for Vistas at North Commons (Project No. 16-90); Case of Lifestyle Properties (Project Originally Known as Ramsey Town Center 12th Addition/Gleason Plat)

The purpose of this case is to consider approval of a Preliminary Plat for a development known as Vistas at North Commons. The proposed development consists of twelve (12) detached single-family dwellings.

Staff attempted to notify all Property Owners within 700 feet of the project.

Originally, this site was planned as multiple attached townhomes by the original Master Developer, RTC, LLC. That development proposal received some City review and approvals, but ultimately did not move forward. The development concept was similar to what is seen on the northwest corner of Ramsey Boulevard and Bunker Lake Boulevard (constructed by Pulte Development).

The City has received a Purchase Agreement from Mr. Bill Gleason. Mr. Gleason is proposing a twelve (12) lot detached single-family development. Dwellings are proposed to be a single-level with walkout basement. The floor plan would allow for single-level living, with the basement space as 'bonus' space.

The Planning Commission approved a variance to several aspects of the project as outlined below. The Zoning Code would require sidewalks on all sides of public streets. However, the Developer has stated that the depth of lots makes it impossible to construct a sidewalk along Willimite Street, 147th Terrace, and Xenolith Street. Staff had discussed making changes to the design of the dwelling to provide more equal treatment to the rear facade to better match the front facade. However, this design also created other complications in design and perceived safety of rear yards due to shallow depth. The Planning Commission was comfortable in the Developer's preferred approach.

As noted, Staff would like to see some design enhancements on the rear facade. The Design Framework for The COR specifies equal treatment on all four (4) facades, otherwise discussed as 'four-sided architecture'. In areas where the City has deviated from this design requirement in this general location in the past, the City has received negative feedback regarding design.

The Applicant has noted a density of 4.0 units per acre. However, following the preferred definition, Net Density falls just below four units per acre. This sub-district requires a minimum of 4.0 units per acre. Bunker Lake Boulevard is an arterial road, and therefore excluded from the net density calculation. As the Commission is aware, the City is having ongoing discussions about the definition of Net Density as it relates to local, non-arterial roads being included in the Net Density calculation. Based on previous direction, a Variance to Net Density due to the complications of the layout of the site is being proposed. Adding one (1) additional lot to accommodate a density calculation would create significant design challenges for this style of the development. The Planning Commission approved a Variance to this standard.

All costs associated with processing the land use application are the responsibility of the Applicant. The project does include a real estate transaction with the City.

The Planning Commission recommends approval of the Preliminary Plat, contingent upon final review by the City Engineer.

Motion to Adopt Resolution #17-01-015 approving the Preliminary Plat for Vistas at North Commons contingent upon compliance with the Staff Review Letter.