Agenda - Planning Commission - 01/23/2025

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6. 1. Regular Planning Commission Meeting Date: 01/23/2025 Primary Strategic Plan Initiative: Promote economic growth and development. Information Title: PUBLIC HEARING: Consider a Preliminary Plat and Variance Request for Riverstone South 6th Addition (Project No. 24-127); Case of Development Consulting Services, LLC Purpose/Background: The City received an application from Development Consulting Services, LLC (the "Applicant") seeking approval of a Preliminary Plat for Riverstone South 6th Addition, located on Outlot C, Riverstone South (the "Subject Property"). A variance to cul-de-sac length is also necessary. Notification: 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 to be held by the Planning Commission on January 23, 2025. A "proposed development" sign was placed on the Subject Property and a notice was also published in the Anoka County Union Herald Newspaper. Time Frame/Observations/Alternatives: 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 148th Avenue 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 Preliminary Plat also includes a long, narrow outlot abutting Riverdale Drive, which will be owned and maintained by the Riverstone South HOA, which will include the continuation of a vinyl privacy fence and landscaping similar to the area east of Snowy Owl Street. Zoning and Land Guidance The Subject Property is zoned R-IB, 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-IA (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), and the parcels north of Riverdale Drive are zoned B-2 Community Business. Through the initial plan review, Staff identified several lots that had widths, measured along the front property line, which were less than sixty-five (65) feet. Additionally, Lot 9 was deficient in the minimum road frontage requirement as well. The Applicant is aware of these inconsistencies and is working on making slight adjustments to ensure that all proposed lots meet the bulk standards for the RI-B District. 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 of no 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