Adopt Resolution #19-243 Approving Final Plat and Development Agreement for Ellis Addition

The City has received an application from Michael Ellis (the "Applicant") for a Minor Plat for the purpose of subdividing the parcel generally known as 7001 166th Ave NW (the "Subject Property"). The Applicant has proposed subdividing the Subject Property into three (3) separate lots. Lot 3 will contain the existing dwelling, while Lots 1 and 2 will remain vacant until purchased. The application meets all the requirements for a subdivision in the R-1 Residential (MUSA) District. 

Notifications of this proposal were sent via Standard US Mail to Property Owners within 700 feet of the Subject Property, as reflected by Anoka County Property Records. Final plats do not require a public hearing. 

General: The Applicant is proposing to split the current lot at 7001 166^th Ave NW (the “Subject Property”) into three (3) separate lots. Proposed Lot 3 would contain the existing dwelling and accessory buildings while Lot 1 and Lot 2 would be vacant until sold. The proposed subdivision would be east of Brookfield First Addition and Brookfield Second Addition Subdivision and north of the Valvista Estates Subdivision. The Subject Property is currently platted as part of the Westby First Addition Subdivision.
 
Zoning: The Subject Property is currently zoned as R-1 Residential (MUSA). The surrounding properties are all zoned R-1 Residential (MUSA). The intent of the R-1 Residential (MUSA) District is to accommodate single-family dwelling units on suitable land in the 2040 Metropolitan Urban Service Area (MUSA). All newly created lots in this district must connect to city sewer and water. The existing dwelling unit is not currently connected to city sewer and water and can continue to utilize a well and septic system as long as they are functional.

Floodplains: There are no floodplains identified on the Subject Property.

Wetlands: There are no wetlands identified on the Subject Property.

Streets and Access: It should be noted that 166^th Ave NW is an MSA road and that limited entrances onto these roads is often required. Because of this, the minimum density requirement for the R-1 Residential (MUSA) District will not be enforced. The Subject Property currently gains access off Jaspar St NW. The existing dwelling on proposed Lot 3 will continue to gain access off Jaspar St NW. Lot 1 and Lot 2 will gain access off 166^th Ave NW. Each lot will be limited to one driveway connection that may be no greater than thirty feet (30’) at the street.

Utilities and Municipal Services: Although no new dwelling units are proposed in these plans, any and all future dwelling units will need to connect to city sewer and water services. This does not include the existing dwelling that is located on proposed Lot 3 (as long as a functioning septic system and well are in place).

Tree Preservation and Landscaping: There are few trees on the Subject Property. Most of the existing trees on the Subject Property are located on proposed Lot 3, with a limited number of existing trees on proposed Lot 1 and Lot 2. If a dwelling is to be built on proposed Lot 2, it appears that trees would need to be removed. The applicant should consider the City of Ramsey’s lot landscaping requirements. This is especially applicable to proposed Lot 1 and Lot 2, where few trees are located. This would include the planting of at least two trees per dwelling unit (either overstory deciduous or coniferous trees). Newly planted deciduous trees must be at least one inch (1”) in diameter as measured six inches above the ground and coniferous trees must be at least five feet (5’) in height. Acceptable plantings shall be determined by the City planting schedule. The compliment of trees fulfilling the landscaping requirements shall not be less than 25 percent deciduous and not less than 25 percent coniferous. It is possible that existing preserved trees may satisfy the lot landscaping requirement, as long as they are not on the City’s list of prohibited species.  That list can be found here: http://www.ci.ramsey.mn.us/DocumentCenter/View/1592/Landscaping-Requirements-PDF.

Development Fees and Agreement: The proposed subdivision will require payment of development fees and execution of a Development Agreement. Note that development fees are only applicable to the newly created vacant lots (lot with existing home is not subject to these fees) and the fees collected are based on the rate in effect at the time of recording of the Plat.

All costs associated with this project are the Applicant's responsibility. 

Staff recommends the City Council adopt Resolution #19-243 Approving the Final Plat and Development Agreement for the Ellis Addition, contingent upon compliance with staff review comments and execution of a development agreement. 

Motion to adopt Resolution #19-243 Approving the Final Plat and Development Agreement for the Ellis Addition.