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City of Ramsey 15153 NOWTHEN BOULEVARD N.W., RAMSEY, MINNESOTA 55303 · {612) 4274410 January 26, 1993 Rick Foster Route 1, Box 185 Princeton, MN 55371 Re: Request for preliminary plat approval of River's Bend 3rd Addition Rick: We have received the revised preliminary plat proposal for River's Bend 3rd Addition. The plat consists of one sheet drawn by Hakanson Anderson Associates, Inc., dated 1/18/93. We offer the following comments: General, The plat is approximately 22 acres in size and is proposed to be developed with a combination of 32 single family urban residential lots and 8 commercial lots; the multi-family parcels previously proposed for this area have been eliminated. Zoning. The plat is currently zoned B-1 Business and would require a partial rezoning to allow for the development of the single family parcels. Lot Area and Dimensions. The residential portion of the plat is in the Scenic River Overlay District for which the minimum lot area is 12,150 square feet. Although each of the lots do not contain a minimum of 12, 150 square feet, the average lot size exceeds 12,150 square feet and this is acceptable to DNR. From a design standpoint, City Staff would tike to take this opportunity to note that Lots 28 through 33 are somewhat undesireable from a size and location standpoint. It is suggested that the number of lots in this area be decreased from 6 to 5, thereby increasing the size of the lots to offset the fact that they face commercial lots and hopefully increase their desireability. All of the residential lots meet the minimum lot width requirements. The commercial lots exceed the minimum area and dimension requirements. Streets. CiD, Code restricts cul-de-sac lengths to 600 feet; all the cul-de-sacs in the plat are in compliance with City Code. It appears that 144th Avenue N.W. has been located to align with the existing centerline of C.S.A.H. #5. It is anticipated that in the future, #5 will be relocated 200 feet north of where it currently exists; 144th Avenue should be planned to intersect with the future centefline of #5. Then as a safety measure, 144th should be constructed as,a dead-end ff it is constructed prior to #5 being relocated. ~ ,.'-... It is also Staff's recommendation that 143rd Avenue N.W. be eliminated from the plat. An October 1, 1991 review letter from MnDOT for a previous plat which utilized 143rd Avenue N.W. in the approximate same location recommended that all access to the commercial properties be from the north-south street. In addition, MnDOT revised the road design criteria in January of 1982. This intersection no longer meets the safe sight distance along a major highway for a passenger vehicle to turn left and attain average running speed before being overtaken by a vehicle approaching from the right. In addition, an additional access onto T.H. #47 would diffuse the traffic entering onto T.H. g47 which would delay meeting wan'amy for a signalized intersection at I42nd and C.S.A.H. #5 in the short term.