Agenda - Planning Commission - 01/23/2025

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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. No response has been received as of the writing of this case. 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, Staff supports issuing a variance to address 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 in 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 the 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 Staffs review comments. Alternatives Alternative 1: Approve a variance for cul-de-sac length and recommend the City Council approve the Preliminary Plat. This project is an extension of the Riverstone South development. The project meets the minimum density required, appears to meet all bulk standards of the R-IB District, and preserves a significant portion of the trees on site. Furthermore, the cul-de-sac is only approximately forty (40) feet longer than what is permitted. If 147th Avenue were to connect to Riverdale Drive, this variance would not be necessary. But, as was previously noted, there are multiple reasons why it is preferred for this road to terminate in a cul-de-sac. Additionally, the extra forty (40) feet of length does not result in any additional lots being added to the project. Staff supports this alternative. Alternative 2: Approve a variance for cul-de-sac length and recommend the City Council approve the Preliminary Plat with modifications as specified by the Planning Commission. Alternative 3: Do not approve a variance to cul-de-sac length and recommend the City Council not approve the Preliminary Plat. It appears that the preliminary plat meets the bulk standards of the Rl-B District, and the development is very similar in nature to the rest of Riverstone South. The additional forty (40) feet of cul-de-sac