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Planning Commission Regular
Meeting Date: 03/15/2018  
Subject:    PC 18-3, Preliminary Plat for Pheasant Hills 3rd Addition, SW corner of Main Street and Shenandoah Blvd., Battles
From: Scott Harlicker, Planner

The applicant is requesting preliminary plat approval for Pheasant Hills 3rd Addition. The plat will subdivide an existing lot and an outlot into two single family lots.
Conduct a public hearing
Recommendation by Planning Commission
Decision by City Council on: April 3
The applicant submitted this application on:  February 7

To comply with the requirements of Minnesota Statute, the City must approve or deny the application by: June 7
The property is located at 2065 124th Lane.
  Existing Use Comprehensive Plan Zoning
Single family home and vacant Low Density Residential Low Density Residential 2
North Main Street N/A N/A
South Single family home Low Density Residential Low Density Residential 2
East Undeveloped Low Density Residential Low Density Residential 2
West Single family home Low Density Residential Low Density Residential 2
The applicant is proposing to plat 2.3 acres into two lots and dedicated right-of-way for Shenandoah Boulevard. The site consists of a 1.6 acre parcel and an outlot. There is a house and detached garage on the 1.6 acre parcel; the outlot is undeveloped. Lot 1 is 1.57 acres and includes the existing home and garage. The lot is a corner lot with frontage on Main Street  and Shenandoah Boulevard. Lot 1 complies with the dimensional requirements of the LDR 2 zoning district. The lot is 310 feet wide, 221 feet deep and 1.57 acres in size. Lot 2 is also a corner lot with frontage on 124th Lane and Shenandoah Boulevard. The lot also complies with the dimensional requirements of the LDR2 zoning district. The lot is 90 feet wide, 180 feet deep and 14,538 square feet in size. The plat also includes 80 foot wide platted right-of-way for Shenandoah Boulevard.


There is an existing driveway from 124th Lane that provides access to the existing residence on Lot 1; that driveway will remain. Lot 2 will also have a driveway from 124th Lane. As a condition of the original Pheasant Hills plat, no access was permitted from Shenandoah Boulevard. That should be a condition of this plat also. The County has restricted access from Main Street.

No new sidewalks or trails are required. There is an existing sidewalk on Shenandoah Boulevard and a trail along Main Street.

Park Dedication

The existing lot with the residence was platted as part of Coon Creek Gardens in 1934; park dedication was never collected. Park dedication has also not been collected on the outlots. Park dedication in the amount of $2,000 per lot should be paid for both lots prior to the plat being recorded.

Grading, Drainage and Utilties

Grading, drainage and utilities are addressed in the attached engineering memo. There are no significant engineering issues.

In Planning Case 18-3, the Planning Commission move to recommend approval of the preliminary plat for Pheasant Hills Third Addition with the following conditions:
  1. Compliance with Title 11
  2. All Engineering comments must be addressed
  3. Anoka County Highway Department comments must be addressed
  4. Park dedication fees in the amount of $4,000 ($2,000 per lot) be paid prior to releasing the plat for recording
  5. Access for both parcels must be from 124th Lane. No access allowed from Main Street or Shenandoah Boulevard.


Location Map
Preliminary Plat
Engineering Memo

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