Adopt Resolution #21-312 Approving Final Plat for Riverstone South

The purpose of this case is to consider Final Plat Approval for Riverstone South Addition by Capstone Homes (the "Applicant") on the property generally South of Highway 10 and East of Bowers Drive (the "Subject Property"). The Subject Property is approximately 110 acres, with 79 dedicated to Riverstone South which will accommodate a 244 lot, detached single-family subdivision. The site is currently zoned R-1 Residential (MUSA – 65) District, R-1 Residential (MUSA – 50), and a portion rezoned to R-2 Residential (Detached Townhome) District. The area directly east of the Subject Property is zoned R-2 Residential (Attached Townhome) and the project proposes medium density residential on the eastern edge. The property to the east is currently functioning as a solar farm. The area Southeast of the Subject Property is zoned R-1 Residential (MUSA) District and the project has single-family lots adjacent to the existing single-family properties. 

The City Council approved the preliminary plat for this project in April 2021 contingent upon the developer finalizing the final plat, a Cost Share Agreement, Park Dedication, Tree Preservation, and final approval of plans, subject to current Staff Review comments, and approval by the City Engineer. This last step in the phase of platting, Final Plat, approves construction documents and the Final Plat Sheet for recording and legal subdivision. The next step after Final Plat is a development agreement, which outlines fees and responsibilities for each party throughout construction.

Below is a summary of the project:

• Site Acreage: Approximately approx. 79 acres for Riverstone South, 110 acres total being platted (existing farmstead, farm buildings, and land along Highway 10 outside of Riverstone South plat boundaries)
• Proposed Number of Total Lots (Preliminary Plat Approved): 244 lots
  • R-1 Residential (MUSA - 65) District: 48 Units
  • R-1 Residential (MUSA - 55) District: 116 Units
  • R-2 Residential (Detached Townhome) District 40-foot wide lots: 80 Units
• Proposed Numbers for First Addition: 82 Units
  • R-1 Residential (MUSA - 65) District: 27 Units
  • R-1 Residential (MUSA - 55) District: 34 Units
  • R-2 Residential (Detached Townhome) District 40-foot wide lots: 21 Units
• Proposed Density: >3 units per acre (in compliance wtih Comprehensive Plan)

No notification is required for Final Plat. Notification was required and provided with the Preliminary Plat.

Plat/Subdivision
The project itself is a 244 lot, detached single-family subdivision. The proposal required a Zoning Amendment to allow for smaller lot sizes - 40 foot wide [detached townhomes], 55 foot wide and 65 foot wide lots. Ordinance #21-03, regarding the rezoning, was adopted April 2021.

Riverdale Drive
Riverdale Drive needs to be extended from Llama Street to Bowers Drive in order to serve this area. The City Council has previously approved a Cost Share Framework between the Developer (Capstone Homes), Owner (Pearson Properties of Ramsey) and the City. This is a non-binding framework, but sets important expectations. The City is currently working through plans for Riverdale Drive.

Park Dedication
At the recommendation of the Park and Recreation Commission, Park Dedication is planned to be satisfied by the following.

• 1 Acre of Land Dedication
• $350,000 Cash Contribution (for purposes of developing the 1 Acre Park)

Tree Preservation
A key component of public support of the project was to preserve an area of forest on the project site beyond the minimum requirements of City Code. The Planning Framework articulates that a component of allowing smaller lot sizes was to preserve an area of forest more than the minimum required by the City's current Tree Preservation Code. 

Using the Planning Framework as a starting point for discussion, the Developer ultimately proposed preserving 7 acres of the existing forest. The City Council approved a revised Cost Share Framework, on October 26, 2021, for the City to credit $350,000 towards Capstone’s contribution to Riverdale Drive (ACHRA - $239,875 and PIR $110,125); subject to change based on final construction costs and associated lineal footage. The City continues to not support an additional credit to Park Dedication Fees to fund this $350,000 tree preservation expenditure.


Environmental Review
The project has completed an Environmental Review Worksheet (EAW). The EAW has gone through the Minnesota Environmental Quality Board (EQB) review process. It appears that the project meets all applicable environmental regulations and no further environmental review is recommended. 

Easements
The principle structure shall be permitted to encroach no more than six (6) inches and the principle structure eaves no more than one (1) foot into the side yard easements. 

Alternatives
Alternative 1: Approve the final plat as proposed. The final plat generally meets all of the City requirements, and the attached resolution includes contingencies of approval. Since the project meets all requirements and standards, the City Council should approve.

Alternative 2: Approve with additional contingencies. Staff could be supportive of this if the City Council felt there were items not included in the attached documents.

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

The City Council approved the revised Cost Share Framework for the construction of Riverdale Drive and Riverstone South on October 26, 2021.
 

Adopt Resolution #21-312 Approving Final Plat for Riverstone South

Motion to Adopt Resolution #21-312 Approving Final Plat for Riverstone South