Laserfiche WebLink
Staff Recommendation: As was the case the last time this application was presented to <br /> the City, the Staff findings suggest a conclusion that these lots are not developable in the <br /> current configuration. There is no way that any of these lots could accommodate 50% <br /> coverage allowed in the Ordinance without significant alteration of the topography. <br /> Unless we intend to go to great lengths to struggle with nine separate property owners to <br /> balance erosion potential, topographic alteration and drainage issues with implied <br /> development rights, these lots should not be approved as presented. Based on the <br /> findings of fact presented in this report, we recommend that this subdivision be denied. <br /> This recommendation is not to indicate that the property cannot be developed. We had <br /> previously recommended a residential PUD for this property, but a commercial PUD <br /> would also work to make more efficient use of the land and create buildable lots amidst <br /> the difficult topography. The property can be developed, but greater care needs to be <br /> taken when laying out the lots so that they meet the standards of the Ordinance. <br /> Additionally, Mn/DOT needs to be approached again as their plans for the highway <br /> corridor have been solidified since the last time they examined this proposal. <br /> If the Planning Commission is inclined to approve the subdivision as presented, the <br /> following conditions were included with the previous approval and are presented here for <br /> consideration: <br /> 1. A stormwater plan, reviewed by the City Engineer and acceptable to the Planning <br /> Commission, shall be completed prior to submission of a final plat application. <br /> The plan shall accommodate the 100-year, 24-hour storm event on the property <br /> for a build-out condition and shall accommodate the flow of stormwater that <br /> currently exists from adjacent properties under the same conditions. <br /> 2. Prior to final plat application, the applicant shall provide written documentation <br /> of Mn/DOT's acceptance of the proposed highway access. The written <br /> documentation shall indicate any conditions Mn/DOT has made on their <br /> acceptance. <br /> 3. The Planning Commission shall approve a road grading and construction plan <br /> prior to submission of a final plat application. The road grading and construction <br /> plan shall detail the following: <br /> a. Grade of proposed internal roads, <br /> b. Cross section of proposed internal roads, <br /> c. Areas of cut and fill necessary to accommodate the road construction, and <br /> d. Grading limits. <br /> The plan shall include signed temporary construction easements from adjacent <br /> impacted properties. Commission approval shall only be after a report has been <br /> received from the City Engineer and City Road Maintenance Department <br /> indicating that their concerns have been addressed. <br /> 4. The applicant shall provide covenants to be recorded that prohibit disturbance of <br /> areas with slopes equal to or greater than 15%. The covenants shall name the <br /> City as a party to the covenants and shall allow action to be taken to enforce the <br /> covenants by any individual party. The covenants shall be reviewed by the City <br /> Attorney and must be accepted by the Planning Commission prior to final plat <br /> approval. <br /> September 2004 Staff Report Page 12 <br />