Consider Approvals Related to Ridgepoint Located at 6080 Highway 10 NW; Case of Village Bank

1. Introduce Ordinance #15-09 Approving a Zoning Amendment to R-1 Residential (MUSA)
2. Introduce Ordinance #15-10 Vacating Permanent Road Easement
3. Adopt Resolution #15-05-118 Granting Final Plat Approval

The purpose of this case is to consider a Final Plat Approval for a seven (7) lot single family subdivision that is immediately adjacent to Rivlyn Avenue that will extend an existing cul-de-sac. Additionally, the Council is asked to approve a Zoning Amendment from E-1 Employment to R-1 Residential (MUSA). This request was originally introduced as Ordinance #14-13. However, given the amount of time that has passed since said Ordinance was introduced, the request will be re-introduced as Ordinance #15-09.

The site is located on the easternmost border of the City, adjacent to the City of Anoka. The Technical Review Memo provides a brief overview of the request with revisions and additional materials that will be required as a contingency of approval.

Staff attempted to notify all Property Owners within 700 feet of the Subject Property via Standard US Mail of the Public Hearing held by the Planning Commission. A Public Hearing Notification was also published in the Anoka County UnionHerald.

The Applicant is requesting to develop a currently undeveloped portion of the Subject Property as seven (7) single family lots, with the extension of Rivlyn Drive. Generally speaking, the request complies with the minimum standards of the R-1 Residential (MUSA) District. The proposed plat meets minimum bulk standards of the zoning and subdivision code. Future building permits must comply with the remainder of the requirements of the R-1 Residential (MUSA) District.

The site is impacted by alternatives created by the Highway 10 Access Planning Study, and conflicts with one of the local road alternatives for this study sub-area. The City Council has previously indicated that it does not support the alternative that is in conflict with the proposed plat, and previously directed the Applicant to proceed forward with Final Plat preparation. It is noted that approval of this plat will begin to eliminate alternatives of the Highway 10 Access Planning Study; however, the 'frontage road' alternative will still exist. Generally speaking, the cities of Ramsey and Anoka are in agreement with the focus on Option A (frontage road) over Option B (backage road).

Additionally, the Mississippi River Trail (MRT) under construction is located within the site. Construction of the plat will need to be closely coordinated with construction of the MRT. Completion of the approved MRT Improvement Project and Federal Grant close out will take priority over this plat, as the MRT project is already underway.

The proposed plat contemplates fill within identified floodplain boundaries. It does not appear that any fill is being proposed within floodways. By introducing fill within a floodplain boundary in order to create building pad sites, a Letter of Map Revision (LOMR), approved by the Federal Emergency Management Agency (FEMA), shall be required.

The Applicant has requested that the City consider constructing the required Stage I and Stage II Improvements (public improvements such as streets and utilities) as a City Improvement Project, then assessing the costs back to the benefited properties. This would impact the Subject Property only, and not adjacent properties. The City Council will be considering this request as a separate, subsequent case.

Alternatives

Alternative #1: Approve the Plat as proposed. This alternative will have several outcomes, most notably the elimination of one local road alternative of the Highway 10 Access Planning Study. This is the recommendation of the Planning Commission.

Alternative #2: Approve a portion of the Plat. Consensus of the Planning Commission and Environmental Policy Board (EPB) was that low density residential along the south side of Riverdale Drive was most appropriate, as those parcels abut the Mississippi River. The Applicant does not desire to only construct a portion of this Plat, as they feel all lots are necessary to make the project pro-forma work correctly.

Alternative #3: Deny the Plat. The Planning Commission did note concern about adequate transition area between land use types (employment and low density residential). Ultimately, however, the Planning Commission did recommend approval of the Plat as presented.

All costs associated with processing the Application are the responsibility of the Applicant.

The Planning Commission recommends that the City Council approve the Plat for Ridgepoint.

Motion to approve the following:
 

1. Introduce Ordinance #15-09 Approving a Zoning Amendment from E-1 Employment District to R-1 Residential (MUSA) District
2. Introduce Ordinance #15-10 Vacating Permanent Road Easement
3. Adopt Resolution #15-05-118 Approving the Final Plat for Ridgepoint, contingent on approval of IP #15-21 and the Developer entering into a Development Agreement and an Assessment Agreement with the City