Agenda - Planning Commission - 06/04/2020

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The buildings appear to have the necessary architectural standards per City Code, with one exception. The front of each building, as well as the northern elevation of the northern most building (facing 146th Avenue), needs to be modified to include at least thirty-five percent (35%) face brick, natural stone, or stucco (excluding window and door areas). Density Transitioning One of the larger concerns raised at the February 6, 2020 workshop and during the Sketch Plan review was tree preservation. There is a decent 'buffer' of existing trees along the western and northern boundaries of the Subject Property that many wanted to see retained. Based on the Tree Inventory and Preservation Plan, many of these trees will be protected and retained as they will help satisfy the required density transitioning, especially along the western property line. Due to the proposed access point off 146th Avenue, it is not possible to retain the trees along the northern lot line. However, the Landscape Plan does provide additional plantings in this area, consisting of Bur Oak, Spring Snow Crabapple, and Techny Arborvitae. Streets and Access The project proposes a twenty-four (24) foot wide private street accessing the Subject Property from 146th Avenue and running south to a right -out only access point on Nowthen Boulevard. Anoka County has been provided with the plans and have stated that the access onto Nowthen Boulevard does not meet access spacing guidelines and thus, they would recommend revisions that would eliminate the direct access point. However, Anoka County also concluded that if that is not possible, the proposed right -out only access point onto Nowthen Boulevard would not require a turn lane to be constructed. Ramsey Public Safety would like some sort of access for multiple points of access, and is fine with the current Developer Proposal. The review letter from Anoka County is attached. Traffic was identified as another significant concern during the workshop. While Anoka County has stated that a turn lane would not be required for the new right -out only access point, the City could still require the addition of a turn lanes on Nowthen Boulevard at 146th Avenue NW for northbound and southbound traffic. Anoka County has stated that if there are concerns with turning maneuvers at this intersection, they would be supportive of incorporating northbound and southbound turn lanes on Nowthen Boulevard at 146th Avenue with this project. Specific direction from the Planning Commission is desired on this particular item, but City Staff is recommending requiring at least a turn lane for northbound Nowthen Boulevard to westbound 146th Avenue. Noise Staff is recommending that a noise study be conducted prior to final action by the City Council on the Preliminary Plat, or at least as a contingency of Preliminary Plat to be completed before Final Plat. The contingent approval would allow for modification to the Preliminary Plat if warranted. While noise was another concern raised during the workshop as a result of potential loss of trees, this study would be more about potential noise impacts to the new units that would face Nowthen Boulevard. As outlined in the Anoka County review letter, municipalities are responsible for taking reasonable measures to prevent noise concerns when new development is adjacent to a highway and to incorporate appropriate mitigation measures if applicable. The outcome of that study could have a significant impact to this project as there is very little room for mitigation elements such as berming and plantings. This has been a standard requirement of other similar projects. Applicable Code Sections • Section 117-110 Residential Development Transitioning • Section 117-112 R-2 Residential (Medium Density) • Section 117-588 Major Plat Alternatives Alternative 1: Recommend City Council approve the Preliminary Plat with one or more of the following contingencies: • Compliance with the Staff Review Comments • Completion of a noise study prior to final action by the City Council • Incorporation of northbound and southbound turn lanes on Nowthen Boulevard at 146th Avenue