Adopt Resolution #25-098 Approving the Final Plat and Development Agreement for Riverstone South Sixth Addition (Project No. 24-127); Case of Pearson Properties of Ramsey, LLC

The City has received a Land Use Application from Development Consulting Services, LLC, on behalf of their client, Pearson Properties of Ramsey, LLC (the "Applicant"), for consideration of a Final Plat for Riverstone South Sixth Addition, located south of Riverdale Drive and between Bowers Drive and Pearson Street (the "Subject Property").

Notification is not required.  However, for the Preliminary Plat, Staff attempted to notify property owners within 700 feet of the Subject Property, as reflected in the Anoka County Property Records, of the Public Hearing held by the Planning Commission on January 23, 2025.  A "proposed development" sign was also placed on the Subject Property in advance of the Public Hearing, and a notice was also published in the Anoka County Union Herald Newspaper. 

General Project Overview
The Applicant is proposing a fourteen (14) lot, single-family residential development, similar to previous additions in Riverstone South.  The Subject Property is approximately 6.2 acres in size and is located south of Riverdale Drive, between Bowers Drive and Pearson Street.  The new lots will be accessed by the extension of 147th Avenue, which will terminate in a cul-de-sac just south of Riverdale Drive.  All lots will be served by municipal water and sanitary sewer.  The Final Plat also includes a long, narrow outlot abutting Riverdale Drive, which will be owned and maintained by the Riverstone South HOA.  This outlot will include the continuation of a vinyl privacy fence and landscaping similar to the area east of Snowy Owl Street (earlier phases of Riverstone South).

Zoning and Land Guidance
The Subject Property is zoned R-1B, which is a single-family zoning district that requires a minimum lot size of 6,500 square feet, a minimum lot width of sixty-five (65) feet, and a minimum road frontage of forty-five (45) feet.  The parcels to the east are zoned R-1C (also a single-family residential zoning district allowing slightly smaller lots).  The parcels to the west are zoned R-1A (the 'standard' single-family residential district, requiring a minimum lot area of 10,000 square feet and a minimum lot width of eighty [80] feet) and P (Parks and Open Space).  The parcel north of Riverdale Drive is zoned B-2 Community Business.  The 2040 Comprehensive Plan guides the Subject Property as Low Density Residential.  In fact, all the surrounding parcels south of Riverdale Drive are guided Low Density Residential.  The parcels north of Riverdale Drive are guided Commercial.  Development in areas guided as Low Density Residential must develop with a density not less than 2.25 units per acre and not more than 4 units per acre.  As proposed, the net density of this project is 2.25 units per acre. 

The Subject Property is within the Mississippi River Corridor Critical Area (MRCCA) and, more specifically, it is within the Separated from River subdistrict.  However, per the Minnesota Department of Natural Resources' (DNR) mapping tools, there are no native plant communities on the Subject Property nor does the Subject Property provide a connection to a regional park.  Therefore, the dedication of open space (different from the standard park dedication requirements), as outlined in the MRCCA standards, does not apply.  Staff sent the preliminary plat plans to the DNR for review and comment and the DNR had no objections with the project.

Roads/Access
Access to the lots will be via an extension of 147th Avenue, which will terminate in a cul-de-sac just short of Riverdale Drive.  Due to the proximity of 148th Avenue to the west and Pearson Street to the east, and the fact that there is a fairly significant curve in Riverdale Drive between these two intersections, the preference is for this road to end in a cul-de-sac rather than connecting to Riverdale Drive.  However, this results in a cul-de-sac that is approximately 640 feet in length.  City Code restricts cul-de-sac length to a maximum length of 600 feet.  Reducing the length of the cul-de-sac to 600 feet would likely result in the loss of one lot, which would drop the density of the project below the minimum required.  Thus, due to limited spacing between existing intersections and the curve in Riverdale Drive, the Planning Commission, at their January 23, 2025 meeting, approved a variance for the cul-de-sac length.  There is an existing, short segment of sidewalk along the south side of the 147th Avenue stub.  This sidewalk will be extended along the south/west side of 147th Avenue and will terminate at the start of the cul-de-sac bulb.

Utilities
The Subject Property is within the 2040 MUSA boundary and, therefore, must be served with municipal water and sanitary sewer.  Utilities were stubbed to the Subject Property as part of Riverstone South 4th Addition, and these lines will simply be extended to serve these fourteen (14) lots.

Natural Resources
There are no wetlands or floodplain on the Subject Property.  The southern portion is heavily wooded.  However, per the Tree Inventory and Preservation Plan, about forty-five percent (45%) of the total existing, significant tree inches will be preserved.  This complies with tree preservation standards.  The northern part of the woodland is where tree removal will occur, leaving intact a large, contiguous woodland corridor (including the fifty [50] foot-wide corridor the City obtained as part of the Pearson Place subdivision and the seven [7] acre wooded parcel the City acquired as part of the Riverstone South preliminary plat).  Enuring that this natural corridor does not get fragmented is much more beneficial for wildlife than preserving scattered trees across the site. 

The Environmental Policy Board (EPB) reviewed the natural resources aspects of this project at their January 13, 2025, meeting.  The EPB recommended approval of the Landscape Plan and the Tree Inventory and Preservation Plan, contingent upon compliance with Staff's review comments.

The Planning Commission conducted a Public Hearing regarding the Preliminary Plat on January 23, 2025.  While there were no public comments received at the Public Hearing, Staff did receive both verbal and written comments in advance of that meeting.  A resident came to the Planning Division counter with questions about stormwater management (he wanted to verify that this development would not result in more runoff entering his property).  Staff also received written comments, which generally noted a preference to see less housing development along Riverdale Drive and more ecological enhancements.  The Planning Commission did approve a variance to cul-de-sac length and unanimously recommended approval of the Preliminary Plat.

The City Council reviewed and approved the Preliminary Plat at their February 25, 2025 meeting. 

Alternatives

Alternative 1: Approve the Final Plat and Development Agreement for Riverstone South Sixth Addition.  The Final Plat mirrors the approved Preliminary Plat, with just a minor tweak to Outlot A.  The project appears to meet or exceed all standards outlined in City Code.  Staff supports this alternative.

Alternative 2: Approve the Final Plat and Development Agreement for Riverstone South Sixth Addition with modifications.  This alternative would be based on discussion by the City Council.

Alternative 3: Do not approve the Final Plat and Development Agreement.  The Final Plat meets all bulk standards for the R-1B zoning district.  Staff does not support this alternative. 

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

Staff recommends approving both the Final Plat and the Development Agreement.

Motion to adopt Resolution #25-098 approving the Final Plat and Development Agreement for Riverstone South Sixth Addition.