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City of Ramsey 15153 NOWTHEN BOULEVARD N.W., RAMSEY, MINNESOTA 55303 · (612) 427-1410 March 30, 1992 Winslow Holasek 1159 Andover Blvd. N.W. Andover, MN 55304 Re: Sketch Plan Review; Mississippi Heights Winslow: We are in receipt of your proposed sketch plan for Mississippi Heights consisting of one sheet drawn by Hy-Land Surveying and dated received by the City on March 19, 1992. We offer the following comments: ~ The subject property is zoned B-3 Highway Business. To develop the property with single family residential homes would require rezoning the property to R-I Urban Residential. The property east and west of the subject plat is zoned R-1 Urban Residential. The property on the north side of Pdverdale Drive is zoned B-3 Business. General: The proposed plat consists of approximately 11 acres to be developed with municipal water and sanita.D, sewer and subdivided into 19 single family lots. hot Sizes and Dimensions: The proposed plat is located in the Critical River Area for which the minimum lot size for riparian lots is 20,000 square feet with a minimum lot width of 90 feet on the river frontage. The minimum square footage for non-riparian lots is 12,150 square feet. The 80 foot lot width, 90 foot for comer lots, at street frontage and building setback tine as established in the R-1 Urban Residential Diswict would apply. CUl- de-sac lots are required to be 80 foot wide at building setback line. Lots 4 through i2 in the sketch plan are considered to be riparian and meet the minimum 20,000 square feet of area., 90 foot width at river, and 80 foot width at street and building setback line. All non- riparian lots meet the minimum 12,150 square foot area requirement and the 80 foot width requirement. All comer lots meet the 90 foot width requirement and all cul-de-sac lots meet the 80 foot width requirement at building setback line. The 100 foot Mississippi River setback line on Lot 7 is slightly in error as shown on the sketch plan. Correctly drawn, it appears that Lot 7 is fairly restricted for a house pad location that meets all required setbacks. Streets: There are two cul-de-sacs proposed in the plat, neither of which exceed the 600 foot length limit. It should be noted that it would be possible to extend the west cul-de-sac north to Riverdale Drive as a through street. This would have the advantages of: 1) eliminating an undesirable plat design feature of one access point for 17 lots; 2) eliminating double frontages for tots 15 and 16; 3) increasing the total number of lots by one; and 4) better lot shapes, particularly for lot 17.