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E <br />15153 Nowthen Boulevard NW • Ramsey, Minnesota 55303 <br />City Hall: (763) 427-1410 • Fax: (763) 427-5543 <br />www.ci.ramsey.mn.us <br />October 28, 2005 <br />Revised November 17, 2005 <br />Gene Shellerud <br />GM Land Company, Inc. <br />7721 145`h Street <br />Apple Valley MN 55124 <br />Re: Preliminary Plat — The Meadow <br />Dear Mr. Shellerud: <br />We are in receipt of your preliminary plat for The Meadow consisting of eleven (11) sheets <br />prepared by Pioneer Engineering dated 9/30/2005. We offer the following comments: <br />General: The subject roe is generally located in the southeast quadrant of No e lvd. <br />C J property rh' � Y q wth n B <br />and Alpine Drive. The plat consists of approximately 50 acres and is proposing to create a total <br />of 46 new single-family lots, replat 3 existing homesteads, reconfigure the northwest commercial <br />corner, and preserve 2 future sites for public/quasi-public uses. The plat includes the City Hall <br />campus, 3 existing residences and the commercial corner at Nowthen Blvd. and Alpine Drive: <br />Zoning: The property has several different zoning classifications: the Dental Office lot on the - <br />comer is zoned B- l Business, the City Hall campus is zoned Public/Quasi-Public, and the lots to <br />the south are zoned R-1 Residential. A Comprehensive Plan Amendment and Rezoning are <br />being considered along with preliminary plat review. <br />Lot Sizes: The current minimum lot size in the R-I MUSA is 10,800 square feet. Lots 6 and 10- <br />17 of Block 1; Lot 3, Block 2; and Lot 2, Block 5, do not meet the minimum lot size. These <br />deviations are permitted if the request for rezoning to Planned Unit Development (PUD) is <br />approved for the new residential units being platted. All but one of the proposed lots that border <br />the existing lots to the east meet the standard minimum lot size requirement. <br />Density: The R-1 Residential regulations for the MUSA area allow a net density of 3 units per <br />acre. The residential portion of the plat (46 new lots and 3 existing residential lots) consists of <br />approximately 20 acres. The gross density for the residential section of the project is <br />approximately 2.4 units per acre. Net density is typically calculated as the total plat area minus <br />any wetlands on the site, divided by the total number of residential units. Because there are no <br />wetlands on the site, the net density will be the same as the gross density for this project. <br />-259- <br />