Adopt Resolution #19-157 Approving the Minor Plat for Ramsey Woods at 9020 173rd Ave NW (Project No. 19-122); Case of Island Rentals LLC

The City has received an application from Brad Bethke of Island Rentals LLC (the "Applicant"), for a Minor Plat for the purpose of subdividing the parcel generally known as 9020 173rd Avenue NW (the "Subject Property"). The Applicant has proposed subdividing the Subject Property into three (3) separate lots. Lot 3 will contain the existing dwelling and accessory structures, while Lots 1 and 2 will remain vacant until purchased. The application meet all of the requirements of a subdivision in the R-1 Rural Developing district.

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

General Information
The Applicant has proposed splitting the Subject Property into three (3) separate lots. Lot 3 will contain the existing dwelling and accessory structures while Lots 1 and 2 will remain vacant until purchased. Aerial photos depict multiple vehicles located where Lots 1 and 2 are proposed. These vehicles will need to be moved to Lot 3 and stored or parked in compliance with City Code Section 117-355 (Residential Off-Street Parking). The Subject Property is zoned R-1 Residential (Rural Developing), as are the surrounding properties. The intent of the R-1 Residential (Rural Developing) district is to accommodate single-family dwelling units on suitable land served by individual septic systems and wells. The minimum lot size in this district is 2.5 acres and all three (3) resulting lots will be at least 2.5 acres.

Wetlands
A small patch of wetland exists in the southeast corner of the Subject Property (on proposed Lot 3). No disturbance is proposed with this subdivision, meaning approval of the delineation by the Lower Rum River Watershed Management Organization is not required. The required drainage and utility easement of sixteen and a half feet (16.5) is included on the Final Plat. There are no floodplains identified on the Subject Property.

Streets and Access
The Subject Property gains access off 173rd Avenue NW. 173rd Avenue NW is a designated Minnesota State Aid (MSA) road and is designated as a Major Collector in the City's Comprehensive Plan. MSA roads require a right-of-way total of eighty (80) feet. The Final Plat will need to be revised to include forty (40) feet of right-of-way from the centerline of the street. The Subject Property already has two access points to 173rd Avenue NW (located on proposed Lot 3 with the existing dwelling and accessory buildings). Due to greater traffic volumes on MSA and Major Collector roads, Staff has worked with the Applicant to restrict access for Lots 1 and 2 to a single access point per each lot.  The Final Plat will need to be revised to include restricted access along 173rd Avenue NW, with the exception of the existing access points on proposed Lot 3 and the proposed single access point for both Lot 1 and Lot 2.

Utilities and Municipal Services
Any future dwellings on proposed Lots 1 and 2 will be served by individual well and septic systems. The Applicant provided soil borings, yet the proposed primary and secondary septic locations are not in the same location as those soil borings. This is allowed, but additional soil borings will be required at the time of permit application if the proposed location does not encompass the locations of the completed soil borings.

Tree Preservation and Landscaping
Significant woodland is present on proposed Lot 2. A tree preservation plan is not required at this time as there are no proposals for home construction on Lots 1 and 2. Even so, future home construction proposals should not have difficulty in complying with the City's Tree Preservation Ordinance, which requires retention of at least forty percent (40%) of the significant tree Diameter at Breast Height (DBH) inches on site. Each lot is required to have two (2) front yard trees, but preserving existing trees may satisfy this requirement, so long as said trees are not on the City's list of prohibited species.

Development Fees and Agreement
The proposed subdivision will require payment of development fees and execution of a Development Agreement. Note that the development fees are only applicable to the newly created vacant lots (Lot 1 and 2) and the fees collected are based on the rate in effect at the time of recording of the Plat. The development fees to be collected include park dedication, trail development, and storm water management.

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

Staff recommends the City Council adopt Resolution #19-157 Approving the Minor Plat for Ramsey Woods, contingent upon compliance with staff review comments and execution of a development agreement.

Motion to adopt Resolution #19-157 Approving the Minor Plat and Development Agreement for Ramsey Woods.