Adopt Resolution #26-074 Approving the Final Plat for Serenity at Rivers Edge (Project No. 26-101): Case of Rivers Edge Development LLC

The City has received a Land Use Application from Rivers Edge Development LLC (the "Applicant") to subdivide a property that is located on the south side of Riverdale Drive, between Dolomite Street and Sunfish Lake Boulevard (the "Subject Property"), into two (2) single family residential lots and a large outlot for future development.   This subdivision is considered a "Minor Plat" in City Code.  

Public notification was mailed to property owners within 700 feet of the Subject Property.  A legal notice was placed in the February 13, 2026, Anoka Union Herald Newspaper.  A development sign was placed on the Subject Property as well.  

Project Overview
The Applicant is proposing to subdivide the Subject Property into two (2) single family residential lots along with a larger outlot.  The intention is to ultimately develop the outlot into single-family residential lots, similar to the two buildable lots created by this plat. However, the Applicant cannot meet the current density requirements (2.25–4 units per acre), without essentially clear-cutting the existing tree cover on the Subject Property.  The Subject Property abuts the Mississippi River, which means it is also located within the Mississippi River Corridor Critical Area (MRCCA) Overlay District.  This overlay district includes additional regulations addressing vegetation management and land disturbance, amongst other things.  The Applicant has stated a desire to limit the overall impact on the Subject Property and has proposed to 'custom' develop each lot to minimize impacts on existing natural resources.  As part of the upcoming Comprehensive Plan Update process, Staff will be proposing a 'River District', applicable to both the Scenic River Protection Overlay District (Rum River) and the MRCCA (Mississippi River) Overlay District.  A lower density requirement would align more with the intent of both overlay districts, which is to minimize disturbance of existing natural resources, which, by default, helps protect water quality.

Zoning and Guidance
The Subject Property is zoned R-1A (Single Family Residential) and is guided as Low Density Residential in the 2040 Comprehensive Plan.  Based on the R-1A zoning designation, each lot has at least eighty (80) feet of frontage along a public road (Riverdale Drive) and has an area of at least 10,000 square feet.  The Applicant is attempting to mirror the existing development pattern east of the Subject Property, where parcels range in size from about 0.60 acres to about 0.80 acres and each has approximately 80–110 feet of frontage along Riverdale Drive.  The proposed home sites are further back from Riverdale Drive than the maximum allowable setback (35 feet).  However, where an existing setback pattern is established, new homes can be sited to conform with the existing, prevailing setback.  The Applicant has stated that there happens to be a break in tree cover slightly closer to the river than the existing, prevailing setback pattern to the east, and their goal was to site the house pads in this 'break', to further reduce tree loss on the Subject Property.

Staff is working with the Applicant on a solution to the maximum front yard setback standard.  Generally speaking, the Planning Commission was supportive of deviating from the established front yard setback pattern if it meant reduced tree removal.  Staff is preparing an Ordinance Amendment for consideration at the March Planning Commission meeting that would eliminate the maximum front yard setback standard for riparian lots in the Mississippi River Corridor Critical Area Overlay District, the Scenic River Protection Overlay District (Rum River), and the Shoreland Overlay District.  Siting a home on a riparian lot would still be subject to the minimum required setback from the Ordinary High Watermark (OHW) of the water body.

Utilities
The Subject Property is within the 2040 MUSA boundary and thus, all new lots must be connected to both sanitary sewer and municipal water.  Trunk sanitary sewer and trunk municipal water are both underneath Riverdale Drive.  Each new lot will be served by service lines stubbed directly from the trunk lines.

Roads and Access
The Applicant is not proposing any new roads.  Driveways will come directly off Riverdale Drive and will be sited as each lot is developed.  There is a trail along the north side of Riverdale Drive.  Thus, no trail or sidewalk is proposed along the south side of Riverdale Drive, as there would be nothing to connect to the east or west of the Subject Property.

MRCCA
The Subject Property is located within the MRCCA and there are two (2) Existing Significant Vegetative Stands identified on the site, both of which are dominated by eastern red cedar.  While tree removal is permitted within a Significant Existing Vegetative Stand, only the minimum necessary for development is allowed, and only with the issuance of a Vegetation Permit and a Vegetation Restoration Plan (these will be required as a building permit is applied for on each lot).  The intent is to minimize disturbance of these stands of vegetation to not only maintain the public viewshed of the river, but also to maintain critical wildlife habitat and wildlife corridors along the river.  With this phase of development, only the eastern Significant Existing Vegetative Stand will be impacted.  

Within the MRCCA, each lot must comply with the 100-foot setback from the Ordinary High Watermark (OHW).  Although City Code does include a provision that allows at-grade patios and decks to encroach up to fifteen (15) feet into the required OHW setback without the need for a variance.  There is a Bluff Impact Zone (BIZ), which includes bluffs and land located within twenty (20) feet of the top of the bluff, and a Shore Impact Zone (SIZ), which extends landward fifty (50) feet from the OHW, on the Subject Property.  However, in this case, the 100-foot setback from the OHW should keep all improvements outside these areas.

As with any proposed development within the MRCCA, Staff has sent the project details to the MN DNR for review and comment.  The DNR did not raise any objections to the project but did note the need for a Vegetation Permit ($200) for each lot and an overall Vegetation Restoration Plan that is guided by nearby existing native plant communities.

Tree Inventory and Preservation Plan
A Tree Inventory and Preservation Plan is required.  The Applicant will be seeking a variance to the standard inventory process due to the denseness of the eastern red cedars on site.  It would be extremely challenging to accurately locate and mark individual trees onsite due to how dense and thick the evergreens are.

The Environmental Policy Board (EPB) reviewed the Sketch Plan / Site Plan at their February 9, 2026, meeting.  The EPB recommended approval of the Sketch Plan / Site Plan, with the understanding that they would still have an opportunity to review the tree inventory information prior to building permit(s) being issued.

Public Hearing
The Planning Commission conducted a Public Hearing on this request at their February 26, 2026, meeting.  Two (2) residents provided comments on the project.  One was supportive of the proposal as long as the development truly aimed to minimize tree loss.  The second resident that spoke raised several questions regarding the project's potential impacts on property taxes, traffic, safety, and tree preservation.  Ultimately, neither resident was adamantly opposed to the project.

Additional Actions Required for Full Project Approval
The Applicant still needs to complete and submit a Tree Inventory and Preservation Plan that is subject to review and approval by the City.  A Site Plan must also be approved by City Council before commencing any work on the Subject Property.  Finally, a Development Agreement also needs to be approved by City Council.  These items will be coming forward for consideration at a future City Council meeting.
 

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

The Planning Commission recommended approval of the Final Plat contingent upon receipt and approval of a Tree Inventory and Preservation Plan and contingent upon approval of a Site Plan per the MRCCA requirements.

Motion to adopt Resolution #26-074 approving the Final Plat for Serenity at Rivers Edge.