5.1. PCSR 10-10-2006 - Laserfiche WebLink

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Case File: 06 -15 Page 3 developer has stated he has no intention to pursue an Open Space Preservation plat. However, even without the use of the OSP, which in theory gives the development community opportunity to offset certain costs associated with preserving certain features, the Comprehensive Plan still requires the promotion of the vision outlined in the Plan. In the past Staff has recommended approval of plats with several conditions, which included minor alterations. In staffs opinion, however, this would be inappropriate for this project, due to the nature of these conditions would drastically alter the layout of the plat, making additional Planning Commission review appropriate. Staff will be recommending denial of this plat; there are a series of reasons outlined in this report. Transportation General land use policy number 15 of the Comprehensive Plan requires developmentproposals to consider the impacts on transportation and natural systems beyond the boundaries of their individual projects. During the August 31, 2006 meeting with City Staff and Sherburne County, the County has indicated there will be no connections on County Road 33 between Twin Lakes Road and Quincy Road; therefore alternative connections from this development are critical to review. As proposed, the subdivision does not consider impacts on transportation and natural systems, which is not consistent with general land use policy number 15. Based upon this information staff requested an area plan from the developer to demonstrate how the properties to the north and south could develop, which staff did not receive (Exhibit B). Due to the Sherburne County access and road alignment plans (exhibit C). Staff believes that road connections of 207th street, Johnson Street and 208th street are critical for the surrounding properties and reflects the county access policy for this stretch of County Road 33 and provides connection to Twin Lakes Road. The attached City Engineer's memo dated September 11, 2006 discusses other transportation issues related to this proposal. Subdivision These findings are necessary for the city council approval of the preliminary plat and the final plat: (1) The proposed subdivision is consistent with the zoning regulations (article VI of this chapter) and conforms in all respects with all requirements of this Code, including the zoning regulations and this article. (2) The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans, including, but not limited to, the city's comprehensive development plan. As discussed in this report it is staff's opinion this plat is not consistent with the comprehensive plan. (3) The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and drainage are suitable for the type and density of development and uses contemplated. (4) The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services, facilities and improvements otherwise required in this article. S:\PLANNING \Case Files \2006 \Plat \P 06 -15 Cranberry Ridge \PC 10_10_06.doc