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15153 Nowthen Boulevard NW · Ramsey, Minnesota 55303 <br />City Hall: ('763) 42'7-1410 · Fax: ('763) 42'7-5543 <br />www. ci.ramsey, mn.us <br /> <br />October 31, 2003 <br /> <br />Dave Schulte <br />Turtle Moon Inc. <br />3812 Coon Rapids Blvd. <br />Coon Rapids, MN 55433 <br /> <br />Re: Sketch Plan Review: Rivenwick Village <br /> <br />Dear Dave: <br /> <br />We are in receipt of your sketch plan to develop a plat of townhome lots in Ramsey. The sketch <br />plan consists of one sheet prepared by Pioneer Engineering received by the City on October 9, <br />2003. We offer the following comments: <br /> <br />General: The sketch plan is proposing to develop property located south of U.S. Highway <br />#10 and north, east and west of Riverdale Drive. The submitted sketch plan shows a total of <br />278 urban townhouse units on 26.5 acres. <br /> <br />Zoning: The property is currently zoned Mixed Use - Planned Unit Development (MU- <br />PUD). City Code states at least 70 percent of the land area shall be developed with residential <br />uses, which can include density and standards stipulated in the R-l, R-2, and R-3 district. <br />Offices, banks, enclosed retail, personal and professional services, restaurants and cards, are <br />also permitted uses. The sketch plan is showing approximately 26.5 acres of high density <br />residential and 5 acres of retail and/or commercial development. <br /> <br />Density: The MU-PUD district allows R-I, R-2, and R-3 densities, uses, and performance <br />standards. The subject project area is 26.5 acres in size and the sketch plan is proposing to <br />develop 278 town_house units. This equates to a gross density of 10 units per acre. The R-3 <br />district permits densities between 7 - 15 units per acre; therefore the development will be <br />critiqued based on the R-3 standards. <br /> <br />Mixed Use - Planned Unit Development (MU-PUD): City Code states at least 70 % of the <br />subject property is to consist of residential development, the sketch plan is proposing <br />approximately 84% of the project area to consist of residential townhomes. It 'is staff's <br />understanding that the northwest comer of the subject project area will be developed with <br />neighborhood commercial and retail facilities. Staff is recommending that the developer <br />consider possible design options that integrate the commercial and residential uses. At a <br /> <br />-8- <br /> <br /> <br />