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Meeting Date: 09/22/2020  
By: Chloe McGuire Brigl, Community Development

Adopt 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 located in the R-2 Residential District and the Applicant has proposed three (3) lots within the Detached Villa (50 foot wide) lot width designation. The R-2 Residential District allows for attached townhomes or a detached product at a 50 foot wide lot.
Notification is not required for this meeting and has not been provided. 

For the previous Public Hearing held by the Planning Commission 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 Public Hearing was held at the September 3, 2020 Planning Commission meeting, no public comments were received.
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 located in the R-1 Residential (MUSA) District 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.
Additionally, the City received comments from MnDOT on the project as the project abuts State Trunk Highway 47. MnDOT recommends a cul-de-sac on the north side of Xkimo Street on this project site. Staff concurs with this recommendation and is currently a condition of approval. This will make a safer pedestrian connection to the newer pedestrian crossing across Highway 47 for these new 3 lots as well as the existing homes on this cul-de-sac. This would not extend the sidewalk on the remainder of this stretch of Xkimo Street at this time, but could be considered at time of reconstruction. 

The Preliminary Plat appears to meet all of the requirements for the R-2 Residential 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.
Planning Commission recommends approval of the project and recommends adoption of Resolution #20-187.
Motion to 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
DRAFT September 3 Planning Commission Minutes
Resolution 20-187

Form Review
Inbox Reviewed By Date
Brian Hagen Tim Gladhill 09/16/2020 02:02 PM
Kurt Ulrich Kurt Ulrich 09/17/2020 03:19 PM
Brian Hagen Tim Gladhill 09/17/2020 03:38 PM
Form Started By: Chloe McGuire Brigl Started On: 09/09/2020 09:17 AM
Final Approval Date: 09/17/2020


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