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<br />Case File: 06-15 <br />Page 3 <br /> <br />developer has stated he has no intention to pursue an Open Space Preservation plat However, even <br />without the use of the asp, which in theory gives the development community opportunity to <br />offset certain costs associated with preserving certain features, the Comprehensive Plan still requires <br />the promotion of the vision outlined in'the Plan. <br /> <br />In the past Staff has typically recommended approval of plats with several conditions, which <br />included minor alterations. In staff's opinion, however, if the plat as submitted were approved the <br />conditions would require a redesign, making additional Planning Commission review appropriate. <br />Staff will be recommending denial of this plat; there are a series of reasons outlined in this report <br /> <br />Transportation <br /> <br />General land use policy number 15 of the Comprehensive Plan requires development proposals to consider <br />the impacts on transportation and natural !)1st ems bryond the boundan'es of their individual prqjects. During the <br />August 31, 2006 meeting with City Staff and Sherburne County, the County indicated there will be <br />1).0 connections on. County Road 33 between Twin Lakes Road and Quincy Road; therefore <br />alternative connections from this development are critical to the success of the transportation <br />network in this area of the community. This information is different than what was previously <br />understood by staff and the Planning Commission during a past concept review. .~,_. ,.~..,' <br /> <br />Due to Sherburne County access and road alignment plans (Exhibit C), staff requested the applicant <br />develop a "master" street plan; in part to better understand the opportunities for future access. Ibis <br />plan shows an extension of 205thAvenue to the east. While Staff is appreciative of the applicant's <br />effort, Staff believes an approvable plan should 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 205th Ave. Deferring the requirement of the <br />complete right-of-way to the future developer of the property to the south seems to <br />be an unnecessary burden. ' <br />· Realignment of the 'hairpin' comer of Nixon and 206th Street comer. The City <br />Engineer feels strongly that this comer is inappropriate, given the use of the road. <br />Additionally, the other transportation issues outlined in the City Engineer's memo <br />dated December 7, 2006 (number 2) must be addressed. <br /> <br />Future road connections could have wetland. impacts requiring a wetland application, the <br />Environmental technician's memo dated December 8, 2007 addresses these issues. <br /> <br />Fire Department <br /> <br />The proposed plan shows a % mile long cul-de-sac (approximately 2,700 feet measured from <br />County Road 33 to the south end of the plat) street off of 207th avenue. According to Section 30-450 <br />of the Elk River zoning ordinance, the maximum length of a cul-de-sac is 700 feet. The Elk River <br />Fire Department is concerned about the 2,700 + foot cul-de-sac and the one way in and out that is <br />proposed with this development. Given the uncertain timing of development of adjacent parcels, <br />approving a cul-de-sac of this length appears troublesome, and is not suggested, The Fire Chief's <br />memo dated December 5, 2006 is attached with more detail. <br /> <br />Subdivision <br /> <br />S,\PLANNING\Case Files\2006\Plat\P 06-15 C=berry Ridge\Revised 1O-31-06\PC 12_12_06 report,doc <br />