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City of Ramsey <br /> <br />15153 NOWTHEN BOULEVARD N.W., RAMSEY, MINNESOTA 55303 · 1612) 427-1410 <br /> <br />Jul), 31, 1991 <br /> <br />Mr. Jack Miller <br />Juniper Ridge Partnership <br />4140 Ten'acc Lane <br />Minnetonka, MN 55343 <br /> <br />RE: Proposed Revision of River Bluffs Subdivision Preliminary Plat <br /> <br />Dear Mr. Miller: <br /> <br />Subsequent to the May 7, 1991 Planning and Zoning Commission meeting at which the <br />Commission recommended denial of a request for a revision to the preliminary plat of the above <br />mentioned subdivision, you met with City Staff to consider alternative plans. As a result of those <br />discussions, two ahemative sketches were considered by the Planning and Zoning Commission at <br />the special meeting held on June 16, 1991. At the June 16, 1991 meeting, the Planning and <br />Zoning Commission had recommended that plan entitled "Exhibit A" which consists of a colored <br />pencil drawing prepared by my office which was superimposed on a blue-line base prepared by <br />McCombs, Frank, Roos Associates, lnc. be advanced for public hearing and further consideration. <br />I hereby offer the following comments on the aforementioned revised plan entitled Exhibit "A": <br /> <br />l) <br /> <br />Zoning. The subject land parcel is zoned P.U.D. and as such, typical zoning restrictions <br />pertaining to lot sizes, widths, setbacks, etc. are subject to the discretion of the Planning <br />and Zoning Commission. The adjacent land use to the North represents residential R-1R <br />Rural Residential District and is developed as Stanhope River Hills subdivision. The <br />subdivision to the West is similar]), zoned R-1 R Rural and is developed as residential <br />property by Rum Acres Estates subdivision. Lot sizes in the adjacent subdivisions range <br />from approximately .9 acres in Rum River Estates to 2 acres in Stanhope River Hills. <br /> <br />2) <br /> <br />Lots. The proposed plan creates a total of 25 lots on the approximate 60 acre parcel. <br />Subtracting the acreage of Outlot B and the acreage required for dedicated street rights-of- <br />wa>,, the average lot size would be approximately 1.25 acres. Care should be taken to <br />insure that adequate lot width exists at the specified setback. Both of these minimums <br />should be specified by the Planning and Zoning Commission as this is a P.U.D. 1 would <br />suggest a forty foot setback and a minimum width at this setback of one hundred feet. It <br />should also be noted that six river lots have frontages of 150 feet, which is ten feet tess <br />than the minimum lot frontage allowed on previously approved P.U.D.'s. This restriction <br />was utilized primarily to facilitate the future split of the lots when water and sewer becomes <br />available. The Planning and Zoning Commission should determine whether such a furore <br />lot split is probable in the case of this subdivision. Considering the fact that the river lots <br />will tend to be high value properties, it is my opinion that such a split would not be likely. <br /> <br />3) <br /> <br />Soils. The proposed subdivision is imended to be served by on-site' soil absorbtion <br />systems. All soils contained within the buildable portion o{' ~he subdivision, that is <br />excluding the portion below the bluff line, is classified bv the Soil Conservation Sec'ice as <br />Class I soils suitable for on-site systems. Hov,,ever, the'soil survey indicates a histosol in <br /> <br /> <br />