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ARDEN HILLS PLANNING COMMISSION – April 6, 2011 4 3.B. Planning Case 11-006; Preliminary Plat and Comprehensive Plan Amendment; PulteGroup and Alliant Engineering; 4500 Snelling Avenue North – Public Hearing (continued) North to subdivide the parcel into 39 conforming single-family lots. She provided additional background information. City Planner Beekman stated Staff offers the following sixteen findings of fact for this proposal. General Findings: 1. The Fox Ridge subdivision is comprised of 20.07 net acres. 2. The Fox Ridge subdivision property is zoned R-1, Single-family Residential. 3. The Fox Ridge subdivision property has a land use designation of Low Density Residential in the City’s 2030 Comprehensive Plan. 4. The applicant is proposing to re-plat the property into 39 conforming single-family lots. 5. The applicant is proposing to construct 39 conforming single-family homes. 6. The subdivision will connect to the City’s existing street system at three points: Snelling Avenue N., Keithson Drive, and Royal Hills Drive. 7. The proposed development requires park dedication. 8. Ramsey County has an assessed market value for 2010 of $2,220,880. 9. The park dedication requirement for this application is six percent (6%) of the land in dedication or a fee of six percent (6%) of the market value, or some combination thereof. 10. The proposed plan meets all of the requirements of the City’s Zoning and Subdivision Codes. 11. The proposed plan is not in conformance with the City’s 2030 Comprehensive Plan in regards to density; 1.94 units per net acre are proposed where the Comprehensive Plan requires a minimum of three units per net acre. Comprehensive Plan Amendment Findings: 12. The application is proposing to amend the City’s Comprehensive Plan to add a land use designation of Very Low Density Residential, which would be defined as 1.5 to three units per net acre, and to re-designate the subject property to Very Low Density Residential. 13. The proposed land use designation of Very Low Density Residential would be compatible with the adjacent land uses. 14. The proposed redevelopment is a permitted use in the R-1 District. 15. The proposed CPA would advance the City’s goal to promote the development properties that are in keeping with the character of existing and established neighborhoods within the City. 16. The Metropolitan Council staff indicated their support for the proposed CPA. City Planner Beekman stated upon review of the proposal, Staff is recommending approval of the Preliminary Plat and Comprehensive Plan Amendment based on the findings of fact subject to the following seventeen conditions: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by