Agenda - Planning Commission - 10/06/2016

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Regular Planning Commission 5. 5. Meeting Date: 10/06/2016 By: Tim Gladhill, Community Development Information Title: Review Sketch Plan for Gleason Subdivision (Outlot A, Ramsey Town Center 8th Addition) Purpose/Background: The City has received an Application for Sketch Plan Review, a major subdivision located north of Bunker Lake Boulevard, east of Zeolite Street. Due to the timing of submittal of final plans, Staff has not prepared a formal review letter. Notification: Staff attempted to notify all Property Owners within 700 feet of the Sketch Plan Review via Standard US Mail. Observations/Alternatives: The site has a number of constraints that limit the flexibility in development design: .Depth of lots .Topography/slope of lots 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 north west corner of Ramsey Boulevard and Bunker Lake Boulevard. 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. Staff needs policy direction on sidewalk requirements in The COR. 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 improvements to the design of the dwelling to provide more equal treatment to the rear facade to better match the front facade. This would then create an opportunity to connect to the Bunker Lake Boulevard trail and future sidewalks along Center Street(Town Center Drive) and Zeolite Street. The Developer objects to this request due to topography/slope and security concerns. This should be the primary discussion point at Sketch Plan Review. As noted above, Staff would like to see 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. 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 has having ongoing discussions about the definition of Net Density as it relates to local,non-arterial roads being included in the Net Density calculation. As part of Preliminary Plat review, Staff will be stepping through previous review of Ramsey Town Center 8th Addition so as to not double count local rights of way in the Net Density Calculation. In the event that the calculation drops below 4.00 units per acre, Staff would still recommend a Variance to Net Density due to the complications of the layout of the site. Adding one (1) additional lot to accommodate a density calculation would create significant design challenges for this style of the