Approve Planning Framework for Highway 10 South Planning Area - Riverstone South

The purpose of this case is to provide very high-level policy direction pertaining to a potential development project south of Highway 10 and east of Bowers Drive (portions of the Pearson Farm). This is not a formal application nor official development review. The intent is to provide Staff will direction on key policy points to assist Staff in reviewing concepts with Capstone Homes, the potential Developer. As is commonplace, there will be significant opportunities for ongoing public engagement throughout this process moving forward.

Capstone Homes has begun discussing potential development concepts with the City on this site. The Planning Commission and City Council reviewed various aspects of this project as part of discussion at the February 11, 2020 Joint Work Session. Staff and Developer are stepping back based on those discussions in order to obtain public input and policy direction to prepare a Concept Plan for further review. Staff and Developer have reached a point where policy direction is required before next steps can be taken.

Notification is not required at this step. It is noted that the City hosted a Neighborhood Meeting/Webinar to keep stakeholders in the loop. This was not intended to replace our traditional public workshops. However, it was a tool to keep the community informed and engaged given the current public health pandemic restricting the amount of in person workshops being held.

In summary, Capstone Homes desires to replicate the existing Riverstone neighborhood (north of Hwy 10) in some degree on this project site. This would require a Zoning Amendment due to lot sizes. Staff has been working to secure a compromise solution that increases density transition and tree preservation above and beyond what is currently required by City Code.

While the Planning Commission is charged with various aspects of this desired policy direction (zoning, lot sizes, street connections and alignments) and the Park & Recreation Commission is focusing on park needs and trail connections, the Environmental Policy Board's (EPB) focus will be on tree preservation and any other relevant guidance related to natural resources. The framework document attached to this case was reviewed by the Planning Commission on June 4 and will have been responded to by the Park and Recreation Commission on the evening of June 11, 2020.

Natural Resources Inventory (NRI)
The City's NRI does note that there is a natural area consisting of an Oak Forest with a sub-canopy of Hackberry and Ironwood within the development site.  This natural plant community is classified as Low Quality; however, that designation was mostly due to the likelihood of the area being grazed in the past, resulting in an ground layer of creeping charlie, buckthorn, and other less desirable plants.  Overall though, this is a desirable woodland area that would warrant enhanced tree preservation efforts.

Mississippi River Corridor Critical Area (MRRCA)
A portion of the development site is also within the MRCCA.  While none of the site is directly adjacent to the Mississippi River (no riparian land), enhanced tree preservation efforts could help avoid impacts to water quality.

Current and Proposed Buffering
As part of Pearson Place, a previously approved (2017), twelve (12) lot residential subdivision, a fifty (50) foot wide outlot was deeded to the City to assist with buffering the existing Bowers Drive lots from future development of the Pearson Farm. Capstone Homes has proposed dedicating or deeding another twenty-five (25) feet of buffer along this same stretch, which would create a seventy-five (75) foot wide buffer in all.

Potential Park Area
Staff and the Park and Recreation Commission are looking at the potential of siting a more naturalized park area within the woodland.  If successful, this would also help with protecting and preserving additional trees within the development site.

The Developer is responsible for all costs associated with any formal subdivision review.

Motion to recommend that the City Council adopt the attached document as an official, yet nonbinding policy document, and provide support for enhanced tree preservation efforts and other natural resources related guidance to shape future conversations pertaining to Riverstone South.