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DATE <br />PROJECT. TITLE <br />PROJECT # <br />DEPARTMENT: <br />CITY OF RAMSEY LAND USE APPLICATION <br />TECHNICAL REVIEW FILE <br />5/26/17 <br />PROJECT ADDRESS <br />PEARSON PLACE (SKETCH PLAN) <br />17-106 <br />Community Development — Planning Division <br />Name: Chris Anderson, City Planner <br />TECHNICAL REVIEWER: Phone: 763-433-9817 <br />Email: candersonacitvaframsev.com <br />TBD <br />We offer the following comments regarding your Sketch Plan application, which consists of two (2) sheets <br />prepared by Otto Associates and dated May 4, 2017. This sketch plan phase is a conceptual review that <br />focuses on layout and general development standards, but not detailed grading, stormwater, and utility <br />review, which will occur with future steps (Preliminary Plat and Final Plat). <br />r a <br />r n t Q;:') Ir Ir if .i 1:: II Q::) Ir <br />The project site is located in the R-1 Residential (MUSA) zoning district, as well as the Mississippi <br />River Critical Corridor Area (MRCCA) Overlay District. The MN DNR just recently completed <br />a rulemaking process that amended various standards in the MRRCA. However, they have yet to <br />provide the necessary guidance to municipalities as to how to proceed with updating local Zoning <br />Codes. Until that guidance is received, municipalities are `stuck' with outdated MRCCA <br />standards. Staff has had discussions with the MN DNR and they have indicated that a Planned <br />Unit Development (PUD) would be an appropriate zoning tool to utilize to address deviations from <br />the current MRCCA standards as they appear to actually comply with the new MRRCA standards. <br />IrE <br />a Ind <br />The development site is guided as Low Density Residential in the Comprehensive Plan. The <br />Comprehensive Plan defines Low Density Residential as areas that are within the MUSA and would average <br />three (3) units per acre. The development site is within the MUSA and the proposed average density will <br />be 1.3 units per acre [Zoning Code allows for up to 3 units per acre]. <br />The Low Density Residential designation requires that urban services be available for development. <br />However, the entire Bower's Drive neighborhood, while also guided as Low Density Residential, is served <br />by private septic systems and individual wells. The Sketch Plan proposes that the twelve (12) new lots also <br />have private services. The proposal also indicates there will be a request for a Zoning Amendment to <br />process this development as a Planned Unit Development. That designation, if approved by City Council, <br />would allow for certain deviations from the underlying Zoning District standards, including the use of <br />private utilities, with a defined public benefit. <br />It is our mission to <br />to responsibly w cur ccmmrrnity, and to provide quality, co st• ectyrve and efficient government services. <br />RiVeratone Ad " "on Planning Division Review March 34 2017 (Sketch Plan) <br />Pa agr t o(4 <br />