Review Sketch Plan for Ramsey Villas North (Project 20-117)

The purpose of this case is to review a revised Sketch Plan for Ramsey Villas North from Rivers Bend Holding, LLC (The "Applicant") for a 1.37 acre piece of land north of Xkimo St NW and east of Highway 47 PID 25-32-25-31-0006 (the "Subject Property"). The Subject Property is zoned R-2 and the Applicant has proposed four (4) lots within the Detached Villa (50 foot wide) lot width designation.

Notification is not required for Sketch Plan but City Staff attempted to notify all property owners within 700 feet of the Subject Property of the request by U.S. Mail.

Summary
The Applicant has proposed four (4) 50 foot wide lots. The R-2 Residential District allows for attached townhomes or detached villas with lot widths of 50 feet. Staff notes that the homes, which are close to the existing wetland, may be over the 35% lot coverage maximum allowed in City Code. Staff has requested calculations of the proposed lot coverages at time of preliminary plat if the project moves forward. A full wetland delineation will also be required with preliminary plat, as well as 16.5 feet from the edge of any wetland encumbered by drainage and utility easement. No grading or impacts to the wetland or easement may happen. Staff is concerned about the proximity to the wetlands for the proposed house pads, which is another contributing factor to the recommendation for three lots onsite instead of the proposed four.

Density Transitioning
Density transitioning is required between R-2 lots and existing R-1 lots. Typically, density transitioning is applied when a rear yard abuts existing residential, or next door to new residential. This situation is unique because the less dense units are across the street. Staff acknowledges that the site is quite tight with the existing wetland, need for a noise barrier along Highway 47, and acreage onsite. Staff recommends reducing the number of lots from four (4) to three (3) onsite to allow for a gradual transition to the existing homes, as well as less impacts to the wetlands onsite.

Staff Recommendations

• A reduction in the total number of lots from 4 to 3 to provide for additional wetland protection and more adequate density transitioning to the existing residential lots.
• Noise barrier shall be required and should be added to sketch plan and included in preliminary plat

Platting Process

1. Sketch Plan - Identify red flags and direct the Applicant on moving forward to Preliminary Plat (we are here)
2. Preliminary Plat - Engineering documents, formal public hearing, if approved, the project has entitlement
3. Final Plat - Construction documents and legal agreements, only heard by City Council

City Code Sections

• Section 117-111: R-2 Residential (Existing and Proposed Zoning - No Change)
• Section 117-588: Major Plat
• Section 117-614: Subdivision Design Standards

The Applicant is responsible for all costs associated with review.

Staff recommends providing the Applicant input on the revised sketch plan. This could include, but is not limited to identifying any red flags, noting any potential concerns and providing the Applicant direction to invest in a Preliminary Plat.
 

No formal action required. Provide the Applicant feedback and direction on moving forward to preliminary plat.