Agenda - Planning Commission - 12/03/2020

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Introduction On behalf of Bill Boyum, Landform is pleased to submit this application for informal sketch plan review for th consideration of a nine lot subdivision on 94.4 acres located at 7363 175 Avenue NW (PIN #04-32-25-13-0001, 04- 32-25-14-0005, 04-32-25-41-0002, 04-32-25-42-0002, 04-32-25-42-0003 and 04-32-25-44-0003). We look forward to City input on our plans, so that we can continue refining the subdivision for a formal application. Sketch Plan th The sketch plan shows nine lots accessing off a new public street that would be constructed at the existing 175 Avenue curb cut. A private drive provides access to all six existing parcels today and the new street would follow a similar alignment. All parcels comply with the minimum dimensional requirements for single family homes in the Rural Developing (outside MUSA) zoning district. This zoning district has a minimum density range of one unit per 2.5 acres, which requires 37 lots to be created on this parcel. While the Code could allow up 37 lots on this parcel, the concept plan is for only nine lots. The developer wishes to develop only seven lots on the south half of the property and leave the northern portion as two large estate lots. The proposed lots range in size of 3.5 to 22.3 gross acres. The new public street would comply with City design standards as a 28-foot wide street in a 66-foot right-of-way; however, we are requesting flexibility on the cul de sac length. The ordinance limits cul de sacs to a maximum of 600 feet. We are requesting City approval to allow an approximately 1,500 foot long cul de sac. We understand that a variance is required to exceed the 600 foot cul de sac length. The variance for cul de sac length is needed to put the property to reasonable use. The location of the wetlands on the southern half of the property creates a hardship that makes it impossible for the developer to create a shorter cul de sac(s) to serve the nine lots and meet the minimum lot size and width requirements. The physical characteristics of the site requires the cul de sac to be extended beyond the wetland areas. The longer cul de sac allows the developer to limit the number of lots to nine lots only. If the development were th required to build a public street to connect 178 Lane, the developer would need to increase the number of lots to offset the additional construction costs, which would result in additional significant impacts to the natural resources on the site (tree removal, grading, etc.) to extend the street and create the additional lots. While we understand the desire to limit cul de sac length where possible, there are a number of cul de sacs in the rural part of the City that exceed the 600 foot cul de sac length and many of those serve significantly more homes than proposed on our concept. For example: stth The Xenolith Street connection from 181 Street to 178 Lane to the northwest of our site is also 1,500 feet th long before extending an additional 300 feet on the 178 cul de sac, for a total cul de sac length of 1,800 feet serving 12 homes and providing access to a public park. th 185Avenue extends east of Burns Parkway as an approximately 4,000 foot long cul de sac serving 26 lots. Our plans also include a concept for how the two estate lots could be further subdivided to create 10 lots and provide a future street connection to the east and west. It is not the landowner’s intent to do so, but is provided simply to Boyum Sketch Plan, Ramsey, MN October 30, 2020 ZZZ20543 1