4.4. PCSR 05-23-2023 - Laserfiche WebLink

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Conditional Use Permit/PUD The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. The current project is similar in layout and design as the residential developments to the north and west of the project area. The project area is bordered on the east by County Road 40, with large lot residential across the street. Finally, the south side of the project abuts a large wetland complex with the Spectrum athletic complex beyond that. The subdivision will not endanger or detrimentally affect the use and enjoyment of other properties in the immediate vicinity as the project continues a similar development pattern as what has been established for this area. 2. Will be consistent with the Comprehensive Plan. The property is guided for mixed-residential use where residential uses are permitted. The proposed use is consistent with the comprehensive plan. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. There are two developable parcels that abut the project area. The developer has provided ghost plats demonstrating how the parcels can be developed and adequate connections, both street and utility, to those parcels are provided with this subdivision. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. As part of the pre-development review the applicant completed a mandatory environmental review (EAW) which did not identify any significant impacts to essential public facilities. The EAW included a traffic analysis and while traffic on the surrounding network will increase as a result of this project, the existing network is not adversely affected. The improvements completed by Sherburne County along CSAH 12 and Twin Lakes Road have improved safety and mobility to support the growth in the area. There is a new fire station one-half mile north of the development and all sewer and water infrastructure will meet city standards subject to the proposed conditions. The project also includes a 5.5 acre park that will be dedicated to the city for future park needs in the area and the trails outlined above along with the additional trails recommended in the conditions of approval will create a robust addition to the city’s park and trail system. 5. Will not involve uses, activities, processes, materials, equipment, and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. The traffic and parking analysis show that the project will not push public infrastructure beyond design capacities. Construction of the project will create noise, dust, and vibrations, but nothing that should be considered detrimental to any persons or property.