Adopt Resolution #24-267 Approving the Final Plat and Development Agreement for Pearson Place 2nd Addition, Located at the Southwest Corner of Riverdale Drive and Highway 10 (Project No. 24-100); Case of Development Consulting Services, LLC

The City has received an application from Development Consulting Services, LLC (the "Applicant") seeking approval of a Final Plat for a three (3) lot subdivision, located at the southwest corner of Riverdale Drive and Highway 10 (the "Subject Property").  On this same agenda (under Public Hearings), there is a request for an Easement Vacation to vacate a Right-of-Way easement that was granted for the new cul-de-sac bulb at the north end of Bowers Drive.

Notice is not required when considering a Final Plat.

The Subject Property is approximately one (1) acre in size and is zoned R1-B Single Family Residential.  This zoning district allows for single family homes on lots that are at least 6,500 square feet in area and have a width of at least sixty-five (65) feet.  The properties to the south are also zoned R-1B, while the properties to the east are zoned B-2 Community Business and the properties to the west are zoned R1-A Single Family Residential (minimum lot size of 10,000 square feet and a minimum lot width of 80 feet).  The Subject Property is guided as Low Density Residential in the 2024 Comprehensive Plan, as are the properties to the south and west, while the properties to the east are guided as Commercial.

In April of this year, the Planning Commission reviewed the Sketch Plan and approved multiple variances for this project (addressing double frontage lots, the setback from Highway 10, and the lot width for the corner lot).  The Planning Commission directed the Applicant to proceed with preparation of the Final Plat and plans.  The Final Plat mirrors the Sketch Plan.

The three (3) lots range in size from 10,320 square feet to 15,392 square feet and are all at least sixty-five (65) feet wide.  When the City eliminated the connection of Bowers Drive to Highway 10 as part of the Ramsey Gateway Highway 10 project, Bowers Drive was capped with a cul-de-sac, and three (3) sets of utility services were installed in preparation for this subdivision.  All three (3) lots will have access off of Bowers Drive and the plat does dedicate the right of access to the State of Minnesota along Highway 10.  There is an existing bituminous trail along both Riverdale Drive and Highway 10 and no additional sidewalk is proposed (which is consistent with all of Bowers Drive).

The Applicant did submit a noise study due to the proximity of Highway 10 to the Subject Property.  The noise study recommended using construction materials/methods to address traffic noise from Highway 10, rather than a sound wall, which was found to be less effective for lots 1-2 (further away from the highway).  The project will comply with the state's noise standards, as long as there is an exterior to interior sound attenuation of at least 30 dB(A).  This can be accomplished (and be more effective than a sound wall in this scenario) with building materials and techniques.  The Development Agreement contains language that will require the developer/builder to provide a report with each building permit for a new dwelling that demonstrates the proposed construction materials and methods will accomplish the sound attenuation requirements.

Alternatives:

Alternative 1: Approve the Final Plat and Development Agreement.  The Final Plat, with the variances that were approved in April 2024, meets the minimum standards for the R1-B Single Family Residential District.  The homes will need to be constructed with appropriate materials to achieve an exterior to interior sound attenuation of at least 30 dB(A), which is addressed within the Development Agreement.  Staff supports this alternative.

Alternative 2: Approve the Final Plat and Development Agreement with modifications.  This alternative would be based on discussion and direction by the City Council.

Alternative 3: Do not approve the Final Plat and Development Agreement.  The Final Plat meets the standards of the R1-B District.  As long as the homes are constructed with the appropriate materials and techniques to achieve the necessary sound attenuation, they should each meet the State of Minnesota's noise standards.  Staff does not support this alternative.

The Applicant is responsible for all costs associated with this request.

Staff recommends approval of the Final Plat and Development Agreement.

Motion to adopt Resolution #24-267 approving the Pearson Place 2nd Addition Final Plat and Development Agreement.