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<br />Case File: 06-15 <br />Page 7 <br /> <br />Comprehensive Plan, this development should consider the impacts on transportation and <br />natural systems beyond the boundaries of their individual projects. Staff is of the opinion <br />that further exploration of street connections within this development is needed prior to any <br />approvals. The Fire Department has concerns with the length of the proposed cul-de-sac. <br /> <br />While Staff is appreciative of the applicant's effort, Staff believes an approvable plan should <br />also include the following, at minimum: <br />· Extension and connection to Johnson Street, with % right of way dedication. <br />· % right of way dedication for future 20Sth Ave. Deferring the requirement of the <br />complete right-of-way to the future developer of the property to the south seems to be <br />an unnecessary burden. <br />· Realignment of the 'hairpin' corner of Nixon and 206th Street corner. The City Engineer <br />feels strongly that this corner is inappropriate, given the use of the road. Additionally, <br />the other transportation issues outlined in the City Engineer's memo dated December 7, <br />2006 (number 2) must be addressed. <br /> <br />. Subdivision Findings - In order for the City Council to approve a subdivision there are eight <br />findings that must be met. Five of the findings are not met. (5) The proposed subdivision will not <br />cause substantial environmental damage. A tree preservation plan was not submitted with this <br />application, but based on the tree inventory it appears a significant amount of large good <br />quality trees will be removed. <br />(6) The proposed subdivision will not conflict with easements of record or with easements established !?JI <br />judgment of a court. There is an easement through the middle of the property; the applicant has <br />not indicated their intentions with this easement. A vacation is necessary to accomplish <br />what has been proposed. <br />(7) The proposed subdivision will not have an undue and adverse impact on the reasonable development of <br />neighboring land. Sherburne County has met with City staff and the applicant and has indicated <br />there will be a connection of County Road 33 south of this development. It is staffs <br />opinion that this subdivision plays a critical role in providing access to the surrounding <br />properties, due to the lack of access off of County Road 33. Staff requested a sketch plan <br />from the applicant to address this issue; staff appreciates the applicant's efforts but believes <br />that half right-of-way dedication from this project is necessary for future road expansions, <br />lessening the burden on future developments. <br />(8) The proposed subdivision is not premature. A subdivision is premature if a'!Y of the following exists: <br />a. Lack of adequate stormwater drainage. <br />b. Lack of adequate roads. <br />c. Lack of adequate sanitary sewer {Ystems. <br />d. Lack of adequate offsite public improvements or support {Ystems. <br /> <br />. Natural resource inventory - The Natural Resource Inventory does indicate several natural <br />resources in the area. They consist of Forest Communities which include, but not limited to: <br />upland oak forests and lowland tamaracks. Future growth, changes in land use, and <br />development of infrastructure can impact the health and function of natural communities <br />and natural systems. The City can use its zoning and subdivision controls to avoid or <br />minimize these impacts, and provide incentives for developers and landowners to protect or <br />restore natural resources. <br /> <br />S:\PLANNING\Case Files\2006\plat\P 06-15 Cranberry Ridge\Revised 1O-31-06\pC 12_12_06 report.doc <br />