Agenda - Planning Commission - 12/19/2024

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6. 2. Regular Planning Commission Meeting Date: 12/19/2024 Primary Strategic Plan Initiative: Promote economic growth and development. Information Title: PUBLIC HEARING: Consider the Preliminary Plat for Emerald Estates, Located along 181st Avenue, West of Xenolith Street (Project No. 24-123); Case of Landform Professional Services, LLC Purpose/Background: The City has received a Land Use Application from Landform Professional Services, LLC (the "Applicant") for a proposed Preliminary Plat for thirteen single family residential lots located along 181st Avenue, west of Xenolith Street (the "Subject Property"). Notification: Staff attempted to notify property owners within 700 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request for Preliminary Plat review by the Planning Commission on December 19, 2024. A proposed development sign was placed on the Subject Property and a notice was also published in the Anoka County Union Herald Newspaper. Time Frame/Observations/Alternatives: General Project Overview The Subject Property is approximately 35.93 acres in size. The owners of the Subject Property (the "Property Owners") also own the forty (40) acre parcel west of the Subject Property. However, that parcel is not subject to this Land Use Application. The Applicant is proposing to plat the Subject Property into thirteen (13), single family residential lots along the south side of 181st Avenue. Each lot will be served with a private well and septic system and each lot will have direct access on to 181st Avenue. There are no roads proposed to be constructed. The Applicant has provided a memorandum, which is attached to this case, outlining why they have opted not to incorporate a service road or cul-de-sac into the project to reduce the number of direct accesses to 181st Avenue. Individual stormwater basins are proposed for each lot, rather than a single, larger pond for the overall development (this results in less land disturbance, but will require individual Stormwater Maintenance Agreements to be recorded against each of the thirteen [13] lots). Zoning and Guidance The Subject Property is zoned Rural Residential and is guided as Rural Developing in the 2040 Comprehensive Plan. The Rural Residential zoning district requires a minimum lot size of 2.5 acres and a minimum lot width of 200 feet. Each of the proposed lots meets or exceeds these standards. However, while it appears that Lots 12 and 13 meet the buildability standard (a 60-foot by 100-foot area that excludes wetland, wetland setback, Floodway, and/or steep slopes), Staff has requested an exhibit for these two lots to confirm they meet this requirement. The surrounding parcels to the east, west, and south are all zoned Rural Residential and are all guided as Rural Developing in the Comprehensive Plan as well. 181st Avenue represents the border between Ramsey and Nowthen, so the parcels north of the Subject Property are located in the city of Nowthen. Surrounding parcels range in size from about 4.8 acres to about 40 acres (this parcel is also owned by the Property Owners, but is not a part of this application). Streets and Access The Preliminary Plat essentially mirrors the Sketch Plan that the Planning Commission previously reviewed,