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plan. The applicant has now submitted a development stage plan for city approval. 1120.04 <br /> Subdivision 3 of the Municipal Code outlines the procedure for development stage plan <br /> 1111 approval. The code states that the Planning Commission shall review the plan and submit a <br /> written report and recommendations to the City Council with respect to the conformity of the <br /> development stage plan to the general concept plan, with respect to the merit or lack of merit of <br /> any departure of the development stage plan from substantial conformity with the concept plane <br /> and with respect to the compliance of the development stage plan with the provisions of this Title <br /> and other applicable Federal, State and local codes and ordinances.No public hearing before the <br /> Planning Commission is required by the City Code. <br /> 1120.04 Subdivision 3f. outlines the review and evaluation criteria for development stage plans. <br /> The following is a summary of staffs review and findings: <br /> 1. Adequate property control is provided to protect the individual owner's rights <br /> and property values and the public responsibility for own maintenance and <br /> upkeep. <br /> Both the developer and the property owner have signed the application. The <br /> developer will be leasing the property and will purchase the property upon the <br /> death of the owner. The PUD will provide adequate requirements for <br /> maintenance. <br /> Criteria Met <br /> 411 2. The interior circulation plan plus access from and onto public rights of way does <br /> not create congestion or dangers and is adequate for the safety of the project <br /> residents an the general public. <br /> The interior circulation plan and access are adequate. Some adjustment of the <br /> width of the accesses are necessary to meet the Fire Marshal's concerns. The <br /> addition of the signal and the provision of the right turn in and right turn out only <br /> access on Highway 10 are important for safe access to the site. The access to <br /> Highway 10 on the restaurant site is less important. All access onto Highway 10 is <br /> subject to approval of MnDOT. <br /> Criteria Met <br /> 3. A sufficient amount of usable open space is provided. <br /> The type and amount of open space provided is appropriate to the type of <br /> development proposed. The open space serves to provide buffers to adjacent <br /> residential uses and to protect the existing wetland on the site. 64.3 % of the site is <br /> green space which is adequate. <br /> Criteria Met <br /> • <br /> 3 <br />