Regular Planning Commission


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Meeting Date: 09/03/2020  
By: Chloe McGuire Brigl, Community Development

PUBLIC HEARING: Consider Resolution #20-187 Approving Preliminary Plat for Ramsey Villas North, Case of River's Bend Holdings, LLC (Project 20-117)
The purpose of this case is to review a Preliminary Plat application from River's Bend Holdings, LLC (the "Applicant") for a three (3) lot residential subdivision off Xkimo St NW and east of Highway 47.  The site is a 1.37 acre piece of land, PID 25-32-25-31-0006 (the "Subject Property"). The Subject Property is zoned R-2 and the Applicant has proposed three (3) lots within the Detached Villa (50 foot wide) lot width designation. The R-2 district allows for attached townhomes or a detached product at a 50 foot wide lot.
The City attempted to notify all property owners, as reflected in the Anoka County Property Records, within 700 feet of the Subject Property of the request by U.S. Mail.
The Applicant has proposed three (3) 50 foot wide lots. The R-2 Residential District allows for attached townhomes or detached villas with lot widths of 50 feet. Staff notes that of the three (3) proposed lots, only one lot is at the minimum lot size of 50 feet within this district, the southern-most and northern-most lots (the "outside" lots) are approximately 80 feet in width. The remaining lots on the cul-de-sac are zoned R-1 MUSA and are all 80 - 90 feet in width.

During Sketch Plan review, the Planning Commission noted the following items:
  1. Noise wall: The Applicant has proposed a 6 foot cedar fence running north-south along Highway 47 behind these homes. Staff is working with Anoka County and the City's Public Works Department to ensure this is consistent with the existing noise wall along Highway 47 and provides an adequate buffer. This is a contingency of approval.  It is worth noting that the Environmental Policy Board has also recommended a Noise Study be conducted to ensure that any required mitigation measures are identified and incorporated into the plan set.
  2. Traffic stacking and turning diagram for new cars on cul-de-sac: The Applicant provided a stacking diagram, and Staff does not have a concern. Anoka County is also reviewing plans, which is a contingency of approval. Staff does not have any concerns over this item.
The Preliminary Plat appears to meet all of the requirements for the R-2 District.

Platting Process
  1. Sketch Plan - Identify red flags and direct the Applicant on moving forward to Preliminary Plat
  2. Preliminary Plat - Engineering documents, formal public hearing, if approved, the project has entitlement (we are here)
  3. Final Plat - Construction documents and legal agreements, only heard by City Council

City Code Sections
  • Section 117-111: R-2 Residential (Existing and Proposed Zoning - No Change)
  • Section 117-588: Major Plat
  • Section 117-614: Subdivision Design Standards
Funding Source:
The Applicant is responsible for all costs associated with review.
Staff recommends approval of the project and recommends adoption of Resolution #20-187.
Motion to Recommend the City Council Adopt Resolution #20-187 Approving Preliminary Plat for Ramsey Villas North

Site Location Map
Preliminary Plat Plan Set
Proposed Architecture (2)
Proposed Architecture
Staff Comments (ProjectDox)
Stacking Diagram
Resolution #20-187

Form Review
Inbox Reviewed By Date
Chris Anderson Chris Anderson 08/25/2020 11:29 AM
Kurt Ulrich Chloe McGuire Brigl 08/25/2020 01:20 PM
Chris Anderson Chris Anderson 08/25/2020 03:42 PM
Kurt Ulrich Kurt Ulrich 08/25/2020 04:02 PM
Form Started By: Chloe McGuire Brigl Started On: 08/21/2020 09:48 AM
Final Approval Date: 08/28/2020


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