PUBLIC HEARING: Review Resolution #20-028 Revised Preliminary Plat for Riverstone (Project 17-106, 19-149); Case of Capstone Homes, Inc.

The purpose of this case is to review proposed revisions to Riverstone Addition, a 267 lot residential subdivision (originally 293 lots) generally south of Alpine Drive NW and west of Puma/Okapi Street NW. Riverstone has completed three phases, generally completing the southern half of the site and Pearson Park. The proposed revisions are generally on the northern half of the plat. Please see the attached plan sheet that highlights the proposed changes on the preliminary plat.

Notifications of this proposal were sent via Standard US Mail to Property Owners within 350 feet of the Subject Property, as reflected by Anoka County Property Records. A notice was also published in the Anoka Union Herald, the City's Official newspaper. 

The City also held a workshop on the proposed changes on December 5, 2019, before the regularly scheduled Planning Commission meeting.

Summary
Riverstone Addition is a Planned Unit Development (PUD) that was originally approved in 2017.  The original approval included both attached and detached townhomes.

The developer has proposed several changes to the approved preliminary plat, which does require formal action on the amended preliminary plat.

Proposed Changes
Lot Changes:

• Removal of townhome/quad units from approved unit type (change to PUD bulk standards)
  • Changes from quad (4-plex) units to detached townhome units in the NE corner (reduction)
  • Requires comprehensive plan amendment to medium density residential (from HDR)
  • Proposed Density of NE Corner: 5.14 lots per acre (within allowed density of PUD)

Utility Changes:

• Sanitary sewer and water depth changed to serve parcel directly to west between Block 6 and 8
• Sanitary sewer changes across Blocks 1, 2, 4, 6 & 7
• Watermain stubbed west to serve parcel directly to west through block 7

Please note that the utility changes were requested to serve the parcel to the west (currently under application for Sketch Plan from BK Land Development)

Discussion Topic
At the January 14, 2020 City Council meeting, the City Council reviewed a sketch plan proposal and rezoning application for the property directly west of the Subject Property. The City Council requested that both developers include a roadway connection between the two developments. The Applicant has responded to this City Council request, please see the attached letter from the Applicant.

Staff would like to hear Planning Commission feedback on the informal request from City Council to look into this roadway connection. Staff is open to the discussion. At this time, Staff's recommendation is to approve the attached preliminary plat without the roadway connection based on the small requested changes to Riverstone Addition, the inclusion of the utility connection to the adjacent western lot, and the down-zoning of the northeast corner which was supported by neighbors at the workshop.

City Code Sections

• Preliminary Plat: Section 117-588
• Planned Unit Development: 117-227

Alternatives
Alternative 1: Recommend the City Council adopt Resolution #20-028 approving the attached preliminary plat with minor contingencies. Staff supports this alternative.

Alternative 2: Recommend the City Council adopt Resolution #20-028 with major contingencies, which may include a road connection or other recommendation from the Planning Commission. Staff does not support this alternative, based on the inclusion of the utility connection to the western parcel and the down-zoning of the northeastern corner.

Alternative 3: Recommend denial. Capstone does have approval for the existing preliminary plat which includes quad units in the northeast corner. Staff is supportive of the changes Capstone is proposing, which include a down-zoning of the northeastern corner. 

The Applicant is responsible for all costs associated with review.

Staff recommends the City Council adopt Resolution #20-028 approving the attached preliminary plat with minor contingencies.

Motion to recommend the City Council adopt Resolution #20-028.