Agenda - Planning Commission - 03/03/2005

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Open Space. City Code requires that at least 40% of the R-2 portion of the plat consist of open space. Qualifying areas include grassed lawns, landscaped areas, gardens, natural areas, landscape rock, mulch, wetlands, and ponding areas. At least 10% of the open space must be shown as an easily identifiable common area for the use of the surrounding residents. The R-2 portion of the plat is 44.21 acres in size, which results in a need for 17.6 acres of open space (it should be noted that this calculation includes the 1st and 2nd Additions of Town Center Gardens). The preliminary plat is showing 24.24 acres (67%) of open space. At least 1.76 acres of identifiable common area must be provided. This requirement is satisfied with the open space on the comer of 116 and Ramsey Blvd., along with the open space provided south of the wetland. The developer has indicated their willingness to install a gazebo in this area, adjacent to the trail. The portion of the plat proposed as a PUD requires a minimum of 50% private open space or 20% public open space. As discussed above, the overall private open sp. ace in the R-2 portion of the plat is 67%. Staff is recommending that a common area be set aside near 149th and Ramsey Blvd, similar to the one at the comer of Bunker Lake Blvd and Ramsey Blvd. Streets.. The preliminary plat proposes a combination of public and private streets. Olivine Street (in the NW corner of the plat) shows a half right-of-way. It is Staff's understanding that this parcel is being brought into the plat, so this can be corrected on the revised preliminary plat. Temporary cul-de-sacs will need to be provided on 147th Lane (unless constructed concurrently with Town Center 8th Addition to the west), 148th Avenue, and Street B. It should be noted that the approved Master Plan for the Town Center shows Town Center Drive being extended between the Subject Property and the Town Center property to the west. City plans show Town Center Drive to connect to Variolite Street at Alpine Drive, generally through the Subject Property, south of Alpine Drive. This street alignment will need to be coordinated between this development and Ramsey Town Center 8th Addition to the west. The proposed developed is meeting the remainder of the public and private street standards, off- street parking, and townhouse size standards established in City Code. A traffic generation analysis was conducted for the entire site when the 1st Addition of Town Center Gardens was platted. Staff has reviewed this analysis and has determined that no changes are required as a result of this phase. The grading and drainage plan will need to be revised along with the preliminary plat. Landscaping/Tree Preservation. Using the canopy cover formula, the minimum required canopy cover for the site is 242,648 square feet. A combination of deciduous and coniferous overstory trees, ornamental trees, and shrubs are included in this plan totaling 260,909 square feet. Minor revisions will be required to the landscaping plan. A tree preservation plan was submitted for the overall site as part of the ilrst phase of Town Center Gardens. The trees that were slated for preservation remain intact and will not be affected by this phase of the development. Elevations. The developer has not submitted any elevations for the proposed units. The City has adopted detailed architectural standards for townhouse units. Elevations will be required for all the different unit types in the proposed development. 42 Park Dedication/Trails. The preliminary plat will be brought before the Park Commission in March for a recommendation on park dedication. During sketch plan review, the City Council asked that a trail be installed along the southern edge of the wetland, connecting up to Street 13. This trail should be shown on the revised site plan.