Consider Natural Resource Recommendations Related to Riverstone South; Case of Capstone Homes/Riverstone Development

The purpose of this case is to consider natural resources elements related to the proposed Riverstone South neighborhood. The City has been working with the Developer, Capstone Homes, over the past year on a long-range planning exercise to come to a consensus on a concept plan for this site. This Preliminary Plat Submittal represents conformance to the planning framework approved by the Planning Commission and City Council as well as the Sketch Plan recently submitted and reviewed by the Planning Commission. 

Notification is not required. 

This step is the result of a 12 month planning and collaboration process between the City, Developer, Property Owner and adjacent neighborhood. The Preliminary Plat has been prepared consistent with previous City direction. This case has been prepared at a summary level. Materials from the City Council direction at the Sketch Plan Phase are attached for more detailed background. 

Comprehensive Plan

A majority of the site is consistent with the 2040 Comprehensive Plan showing this portion of the site as Low Density Residential. The smaller detached townhome portion will need to be amended to Medium Density Residential. 

Zoning Code

The project site is generally located in the R-1 Residential (MUSA) District allowing for detached single-family homes on municipal services. However, lot sizes are smaller than allowed within this district and will need to be amended accordingly to R-1 Residential (MUSA - 65) and R-1 Residential (MUSA - 50). The detached townhomes will need to be amended to be included in the R-2 (Detached Townhome) District. 

Environmental Assessment Worksheet (EAW)

The State of Minnesota Environmental Quality Board (EQB) administers mandatory environmental review parameters. For a project of this type, an EAW would not be required if the project is consistent with the City's Comprehensive Plan and less than 250 units. While the project is less than 250 units, it does require a Comprehensive Plan Amendment due to the detached townhomes and therefore meets the criteria for Mandatory EAW. The Riverstone North Neighborhood went through this same process without issue. There are quality ecological resources (significant native tree canopy and proximity to Mississippi River). 

The City has some additional discretion in this project.

1. Project Requires Comprehensive Plan Amendment and Zoning Amendment (highest level of discretion the City can have in land use decisions)
2. The Project is requesting that the City contribute dollars to the Riverdale Drive Extension

Previous Steps

• Concept Plan Review
• Planning Framework
• Sketch Plan

Future Steps

• Environmental Assessment Worksheet (EAW)
• Final Plat
• Riverdale Drive Extension Approval

Alternatives

1. Recommend that the City Council approve the project as presented
2. Request amendments to the project
3. Postpone action requesting additional information
4. Recommend that the City Council deny the project

All costs associated with reviewing this Application are the responsibility of the Applicant. 

Additionally, the City has not yet secured a funding source for the acquisition of the 7 acre Tree Preservation Area. Staff strongly recommends against using Park Dedication Dollars for this purpose, as it will not leave sufficient funding to develop the 1 acre park also included within the proposed subdivision. The Preliminary Plat is also not valid until this funding source is solved. 

Staff recommends approval of the project with the following contingencies:

• Address any comments contained within the Official EAW Review Record when available
• Securing $350,000 for the acquisition of the Tree Preservation Area

While individual trees may not be of the highest quality, the quality of this area is the continuous canopy, a size of which is rarely still found in Ramsey. 

Motion to recommend that the City Council approve this project.