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Case #2: Request for Sketch Plan Review of Royal Oaks Property; Case of Royal Oaks Realty Principal Planner Tmdgeon stated that Mike Black of Royal Oaks Realty has applied for sketch plan approval to develop 86.71 acres on the comer of Dysprosium Street and Nowthen Boulevard. Royal Oaks Realty is proposing to develop 71 single family lots, 152 townhome units, and 85 apartment units on this property. The property was removed from the development moratorium on February 16, 2001. The property is currently zoned R-1 Single Family and B-I Business. The applicant will be asking for a rezoning of the property to a Planned Unit Development (PUD). The draft Comprehensive Plan shows this area as being high density residential along Dysprosium Street, medium density residential along Nowthen Boulevard, and Iow density residential on the western portion of the property. The property contains 86.71 acres with 28.02 of these acres classified as wetlands. The sketch plan shows a gross density of 3.55 units per acre. When the wetlands are factored out, the net density for the whole development is 5.25 units per acre. The single-family lots abut urban size residential lots to the north and west and two large single family lots to the south that are buffered by wetlands. The single-family lots all meet the minimum dimensional and area requirements with the exception of Lot 6, Block 1, which is deficient in lot width. The townhomes will be adjacent to the new singe-family lots and a large single-family lot along Nowthen Boulevard. The apartments will be across the street form the newly constructed senior apartment building. The development will gain primary access from Nowthen Boulevard and secondary access from Iodine Street NW. As part of the plat, 145th Court will be extended another 200 feet to serve additional lots being created as part of the plat. The sketch plan does not show any proposed access to or from the subdivision using Fluorine Street NW. The development is proposing to use Outlot A and B of Wood Pond Hills 4th Addition in combination with land on the development property to create ten new single family lots and complete 145th Court. Two existing lots on the south side of 145th Court are shown as receiving additional land in their rear yards. The drives serving the townhomes and the apartment building will be private and maintained by the homeowners association. City ordinances state that private streets shall not be allowed in Ramsey. However, past practice has been to allow them in certain developments. Staff questioned whether the access between the townhomes and the' apartment building is necessary since that access would be possibly be used by a significant portion of the townhouse residents. Staff would prefer that most of the residents used the access onto Nowthen Boulevard. All public and private streets shall be named in conformance with the City's street grid pattern. The Preliminary Plat should show how the proposed access points on CSAH #5 and Dysprosium Street line up in relation to the uses across the right-of-way. The recently adopted sidewalk ordinance calls for sidewalk to be installed on all roads except cul-de-sacs. The concept plan does show a continuation of the City trail system through this property. The Park Commission will review this in further detail. Site Plan review of the apartments and townhomes will be done at the same time as the rezoning and plat review is being conducted. The townhomes are proposed as eight-unit buildings. The apartment building is proposed to be a cooperative senior housing and will be a three-story structure. Grading and drainage, traffic generation reports, site improvements, etc., will be addressed in detail as part of the preliminary plat and rezoning process. It was also noted that the concept plan does not show drainage ponds to handle the treatment of runoff prior to discharge into Planning Commission/March 6, 2001 Page 3 of 6