Agenda - Council - 02/25/2025 - Laserfiche WebLink

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The Subj ect 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. 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 supported 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 Sub j ect 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. The Planning Commission conducted a Public Hearing on this matter 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 (attached to this case),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. Alternatives Alternative 1: Approve the Preliminary Plat as recommended by the Planning Commission. 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-1 B District, and preserves a significant portion of the trees on site. Staff supports this alternative.