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CITY OF RAMSEY LAND USE APPLICATION TECHNICAL REVIEW FILE D 05/07/2015 PA 15153NB ATEROJECT DDRESS OWTHEN OULEVARD P. HE(PP) ROJECT TITLE ARVEST STATES RELIMINARY LAT E# 114538 SCROW D: Community Development: Planning Division (Comprehensive Plan and Zoning Code) EPARTMENT Name: Tim Gladhill PC: Phone: 763-433-9826 RIMARY ONTACT Email: tgladhill@cityoframsey.com Name: Tina Goodroad, AICP TR Phone: 763-496-6751 ECHNICAL EVIEW Email: tgoodroad@loucksassociates.com A: SSISTANCE General: The purpose of this file is to review the official Preliminary Plat prepared by N.I.K. management on behalf of G S Land, LLC for the redevelopment for the former municipal campus located at 15153 Nowthen Blvd. NW as a 44-lot single-family residential development. The previous Sketch Plan review noted 45 lots. An existing lot along Helium Street has been removed, as it has already been subdivided as a buildable lot. The site is currently owned by the City of Ramsey, which has approved a Purchase Agreement to sell the site in two (2) phases to G S Land, LLC. The project will be managed by N.I.K. Management, Inc. on behalf of G S Land, LLC. The Planning Commission has reviewed a previous sketch plan and approved a recommendation to rezone the property from Public/Quasi-Public to R-1, Residential (MUSA) and a land use change from Public/Quasi-Public in the Comprehensive Plan. These amendments will be finalized with Preliminary Plat approval. Plans have been prepared by Hedlund Engineering Services, Inc. This review is based on plans dated April 29, 2015. It is noted that as of April 1, 2015, Hedlund Engineering has merged with Landform Professional Services, LLC. Staff notes this merger to avoid confusion with future plan sheets submitted to the City for review on this project. It is anticipated the same Engineering Project Team will continue to bring the project forward. Fire Station No. 2 currently operates from the existing building on the site. The City Council recently awarded a contract with Brennan Construction to construct a new Fire Station to be located at 5650 Alpine Drive, adjacent to the site. The Preliminary Plat would be approved in phases to allow the Fire Department to continue to operate at the current Fire Station No. 2 until construction of the new Fire Station No. 2 is completed. The Preliminary Plat includes Phase I and II, whereas the Preliminary Plat will include only Phase I which totals 32 lots. Please see advisory comments from Staff regarding alternatives to the phasing plan later in this review. Based on actions by the City Council to approve a Comprehensive Plan Amendment and Zoning Amendment, the proposed Preliminary Plat is being reviewed per City Code Section 117-111 entitled R-1 Residential District and Chapter 117, Article III entitled Subdivisions. Comprehensive Plan: The City Council has approved a Comprehensive Plan Amendment as noted above to LDR: Low Density Residential. Areas guided Low Density Residential must have urban services before development can take place. These areas will average three (3) units per acre and contain single family, detached dwellings. The proposed net density is 2.64 units per net acre. While this development falls short of the three (3) units per net developable acre, the City remains consistent overall in meeting the three (3) units per net developable acre average city wide. Additionally, the layout of the site makes it difficult to achieve the three (3) units per acre. The City has previously established that this is an appropriate metric to calculate average net density within the MUSA boundary.