Agenda - Council - 05/24/2016 - Laserfiche WebLink

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DATE PROJECT. TITLE ESCROW # DEPARTMENT: TECHNICAL REVIEWER: CITY OF RAMSEY LAND USE APPLICATION TECHNICAL REVIEW FILE 05/18/2016 PROJECT ADDRESS NORTH OF E. RAMSEY PARKWAY & SOUTH OF 146TH AVENUE NW 16-09: THE STATION PRELIMINARY PLAT Community Development: Planning Division (Comprehensive Plan and Zoning Code) Name: Eric Maass, Planning Consultant Phone: (763) 270-3463 Email: EMaass@wsbeng.com General: The purpose of this file is to review the official Preliminary Plat prepared by D.R. Horton, Inc. for the purpose of a seventy-seven (77) unit subdivision located on North of East Ramsey Parkway, East of Rhinestone St. NW, South of 145th Avenue NW and West of Peridot St. NW. The Developer has proposed a development of multilevel attached townhomes which include 4, 5, and 6 unit buildings. To gauge the type of product that could be expected of this proposal, an example is the D.R. Horton development taking place just east of this proposed preliminary plat and is currently under construction. The project under construction will result in the creation of townhome style residences. Zoning: The Property is currently zoned as COR which contains subdistricts. The property being proposed is within subdistrict 4B, the neighborhood subdistrict. This subdistrict is intended to include a full range of housing types, from small -lot single-family detached to high -density senior and general apartments, as well as a limited number of small-scale retail and office uses at appropriate locations (i.e., at corners). The 4b subdistrict is the medium density area in the COR-4 district allowing up to 15 dwelling units per acre as it is located along higher volume roadways within the COR and along its perimeter. As proposed, the density (not including ROW) is 15.8 units per acre. While the proposed density is slightly above the indicated density, as proposed this density meets the intent and assists the City in meeting the projected overall density for The COR. Specifically within The COR 4 Neighborhood description it is identified that site development within this subdistrict encourages compact development patters with increasing densities closer to the heart of The COR. This proposal satisfies that description. Development History: The property currently proposed in this preliminary plat was previously identified as outlot A of the Town Center 2nd Addition for which D.R. Horton was the developer. That development achieved a density of 12.1 units per acre. This specific property has also been preliminarily platted on two occasions, first as Town Center 6th Addition in 2005, and secondly as Town Center 6th Revised in 2007, both by D.R. Horton. Each of those previous preliminary plats contained the same general layout and indicated an identical number of lots as are proposed with The Station preliminary plat. Previous preliminary plats in both 2005 and 2007 the density calculation was determined by including the land to be dedicated as public right-of- way for 146th Avenue. This area totaled 0.81 Acres and brought the total project acres from 4.88 acres to 5.69 acres. When the 77 units was divided against the land proposed to be platted (including public right-of-way), the density was provided at 13.53 units per acre. It has been common practice for the City of Ramsey to exclude public right of way and wetlands when calculating net density for developments within the Metropolitan Urban Service Area (MUSA). When public right-of-way is excluded a net density of 15.78 units per acre (77 units / 4.88 acres) is identified.