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13 <br />FINDINGS OF FACT <br /> <br />Comprehensive Plan Amendment <br /> <br />Per page 3-26 of the 2030 Comprehensive Plan, the following criteria will be used to <br />determine if the city should allow a specific development to occur early in a ten-year <br />staging area. <br /> <br />a. The proposed development must be located within both the current and the next <br />ten year staging area, or five-year phase, or located adjacent to the current staging <br />area. <br /> <br />The 4.4 acre subject site is adjacent to the Stage 1A (2008-2015) Utility Staging Area. <br />The existing home located at 63 White Pine Road is currently connected to municipal <br />sanitary sewer. The newly created parcel will be served by municipal water and sanitary <br />sewer. <br /> <br />b. The proposed development must be master planned. Small, piecemeal <br />developments do not justify redefining the ten-year staging area, or five-year <br />phase. <br /> <br />A master build out plan (ghost plat) indicates the parcel could be furthered subdivided <br />into 3 more parcels in the future. If subdivided, these parcels would require municipal <br />water and sanitary sewer. A small sanitary lift station may be required for future <br />development as well due to the depth of the main. <br /> <br />c. The proposed, master planned project must provide discernable public values. <br /> <br />Per the Comprehensive Plan, Goal #1, Policy #5 of the Land Use Plan defines the <br />following discernable public values: <br /> <br />i. Preserving open space, providing park dedication and trails, and/or providing <br />stormwater management areas, in excess of minimum standards to implement <br />the Resource Management System Plan, as amended, and Rice Creek <br />Watershed District’s Lino Lakes Resource Management Plan, as amended <br />ii. Restoring/enhancing ecological systems <br />iii. Providing infrastructure that benefits community beyond the project site that <br />would otherwise not be financially feasible. <br /> <br />Erickson Estates will preserve open space and enhance the ecological system by <br />dedicating a conservation easement over the wetland management/ greenway corridor. <br />Park dedication fees will be collected. Right-of-way will be platted and drainage and <br />utility easements will be dedicated to preserve a corridor to extend public utilities in <br />upon future development. <br /> <br />d. Adequate infrastructure must be available to support development. Appropriate