April 18, 2006 CCP - Laserfiche WebLink

Home Browse Search

respond to both OP and Section 400 standards for landscape — particularly considering significant existing tree population on some of the proposed lots that will be retained. 3. We do not find a Landscape Plan response to Condition #5 of the OP Concept Plan approval resolution, "5. The Development_ Stage Plan shall demonstrate the year-round effectiveness of screening measures that support the 100 foot OP buffer on the east side of site." While the Landscape Plan notes existing tree groupings along the east side of the plat, we find no indication of the species, spacing and sizes of the trees in that grouping that would demonstrate that this would be effective year-round screening of the homes within the plat. Together with a listing of the trees proposed as effective year-round screening, the preferred method to demonstrate that effectiveness is providing cross sections from house through screen to adjacent land. 4. With the exception of #3 above we find that the applicable conditions of the Concept Plan approval resolution are complied with. Preliminary Plat The City Engineer has presented a March 23, 2006 Email outlining a number of infrastructure related review comments, including a finding that certain information required to complete his review has not been submitted by the applicant. Findings and Recommendations: Where City Engineer or Watershed review comments address minor plat modifications we usually recommend the plat go forward to the City Council with a condition requiring compliance by the applicant with those comments and recommendations. In this case the City Engineer's review recommends more substantial modifications than we have seen previously, and the need for additional information to complete his review. This concern coupled with the lack of a plan demonstration screening effectiveness leads staff to recommend that this Preliminary Plat be tabled by the Commission pending applicant's plan adjustments and submission of the information we do not as yet have. The Noticed Public Hearing regarding the plat and CUP should be conducted by the Commission on March 27, as scheduled. Based on the above comments the City does not have a "completed application" as of this date. We suggest, however, that the meeting at which the Commission should next consider this matter is April 24, and the meeting at which the City Council should act is May 2, 2006. Planning Commission Actions Requested: Motion to table the OP Development Stage Plan/Preliminary Plat/CUP of "Hidden Meadows of Lake Elmo" until such time as completed application, documentation is submitted and modifications to the infrastructure design recommended by the City Engineer are completed. Charles E. Dillerud, City Planner Attachments: 1. City Council Resolution #2005-102 Approving the OP Concept Plan 2. Approved OP Concept Plan. 3. City Engineer's Email 4. Applicant's Documentation