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Home My WebLink About10/28/08 - Special Meeting City of Farmington 430 Third Street . warmington, MN 55024 A Proud Past - A Prom'ising Future Committed to Providing High Quality, Timely and Responsive Service to All Of Our Customers AGENDA PLANNING COMMISSION SPECIAL MEETING OCTOBER 28, 2008 7:00 P.M. CITY COUNCIL CHAMBERS 1. CALL TO ORDER 2. PUBLIC HEARINGS a) 2030 Comprehensive Plan - 2008 Update .3. ADJOURN . . . . City of Farmington 430 Third Street Farmington, Minnesota 651.280.6800 . Fax 651.280.6899 www.ciJarmington.mn.us TO: Planning Commission FROM: Lee Smick, AICP ...P ~.. City Planner cJd SUBJECT: Recommend approval of the 2030 Comprehensive Plan Update - 2008 Update DATE: October 28, 2008 INTRODUCTIONIDISCUSSION City staff will present the Final Draft of the Farmington 2030 Comprehensive Plan - 2008 Update at the public hearing. The plan also includes the Final Draft of the Park Plan, Water Supply Distribution Plan, Comprehensive Sewer Plan, and the Local Water Management Plan. The Work Plan for the Farmington 2030 Comprehensive Plan - 2008 Update will also be discussed. Staff will also briefly discuss the Adjacent Communities Comment spreadsheet at the public hearing. ACTION REQUESTED Recommend approval of the Final Draft of the Farmington 2030 Comprehensive Plan Update - 2008 Update and forward the recommendation to the City Council on November 17, 2008. Respec~~~ su~mitted, / W...;.>:;../~/~ ....?/~/f. ~ c="" C:~/ ..., Lee Smick, AICP City Planner . c ra ii: .:.: a.. o ~ I cu ..., ra 'C ;:) C ra ii: cu > .in c cu .c cu a.. E o U Q M Q N t: ~ Q ~I i'ii I :.. :c 'iii c o III Ql ct. 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III ::E ll::- 2 '" Cl c .2 c ro a: ll:: ro t; ~ L.'" "5 o QJ ......><: ~~ t; .2ll:: .E tl ~2' c .2 c ro a: C ro a: III > "iJi C III ..r:: III '- 0. E o U o M o N .8 B ro "0 0. ::> '- .E E '- .E <( Q. U ..... .E .0 ::> Vl ui III ::> .~ c o :p ro t:: o 0. '" c ro '- ..... "0 C ro III '" ::> "0 C .!!l '" '" ::> u '" '5 o ..... '" .iJi ro .0 >- ~ ro ::> 0" C o ~ .5 III .><: ~ ..r:: ..... .~ Vl ..... III III ::E ..r:: ..... .~ "0 C ro '" III .C ro "0 C ::> o .0 "0 QJ X <;::: ..r:: ...., .~ ~ .0 N E N . . . . . LAKEVILLE COMMENTS ~ ~ The Flagstaff Avenue interceptor cost share as identified on page 27 should be corrected to reflect Lakeville's agreement with Farmington and the Metropolitan The intercommunity flows shown in Table 4.1 are inline Sewer Policv Plan: Council. with Lakeville's oroiections. Lakeville and Farmington have a 12" emergency water connection on Pilot Knob Road. In the future, Lakeville and Farmington should discuss additional emergency water connections along the adjacent municpal Water Supply Plan: boundaries. The Vermillion River Joint Powers Board recenty approved Farmington's plan with the understanding that the hydrology will be updated soon as the VRJPO sets discharge rates for all cities in the watershed which is currently under study. The Farmington plan references Lakeville's 1996 plan and notes in several sections that future peak flows may be restricted and when that occurs, some culverts may be removed or abandoned. Lakeville's 1996 SWMP followed discharge limits set by the VRJPO based on an old hydrology model. Pending on new limits to be established by the VRJPO later this Surface Water MQmt Plan: year, these restrictions mayor may not occur. Transportation (Ch. 6): The alignment of 179th Street shown in the Transportation Plan should be revised to reflect the alignment indicated on the Dakota County East-West Corridor Study The Roadway Classification System (Map 6.8) should be revised as follows: "County Road 50 is shown as an A Minor Arterial; it is identified by the Metropolitan Council as a B Minor Arterial. "The County Road 70 realignment at the Lakeville border is shown 1/4 mile further south than it should be. "La keville's plan shows 195th Street being extended into Farmington to connect to the New CR 60 realignment. Farmington does not show this extension. 195th is a Minor Collector identified in both cities. "Farmington identifies a Minor Collector extending to Lakeville near the old 185th Street alignment. Lakeville can amend its plan to also extend a Minor Collector to Farmington. This connection should fall somewhere between 185th and 179th Street along the municipal border. "The 2030 Traffic Volumes (Map 6.5) should be revised as follows: Since Farmington paved Flagstaff Avenue from 195th Street north to Lakeville, traffic has increased substantially. Traffic counts at Lakeville's municipal border taken this spring, were over 2,900 ADT. When these were taken, Flagstaff Avenue was still closed south of 195th Street. Farmington's 2030 traffic projection is 3,500 ADT. This should be reevaluated. There may need to be some updates to the transit section of the plan starting on page 125. Since this draft was put out for review and comment, Lakeville and the Metropolitan Council have entered into a transit service agreement that identifies the transit facilities that will be constructed in Lakeville by the end of 2009 and the initial level of transit services that will be provided. Attached is a copy of that agreement that can provide updated information on the future Bus Rapid Transit (BRT) service to be provided along both the 1-35 and Cedar Avenue corridors. Farmington has adequately depicted all necessary greenway trail connections that intersect with those shown in the approved Lakeville Parks and Open Space System plan. Greenways along the North Creek corridor are shown that will ulitmately provide residents of Lakeville access to the Vemmillion river corridor and desitnation points easterly to the proposed future Dakota County Regional Park in Empire, a DNR WMA, and UMORE Park. Farmington has put together a well thought out system plan that will compliment Lakeville's Parks and Recreation: efforts in serving existing and future residents. Lakeville's Comprehensive Land Use Plan indicates the undeveloped area around Cedar Avenue to be reviewed in the future with a special land use study after the Cedar Avenue Tranist Corridor Plan is completed by Dakota County. The City of Lakeville and the City of Farmington should consider a joint land use planning study for this overall undeveloped area between the two Land Use Plan: .urisdictions. Table 1.1 lists Lakeville's 2000 population at 51,722. The actual 2000 population was 43,128 and the 2005 population was 51,722 - these numbers appear to be reversed in the table. The population added number Economic DeveloDment: shown in the table is correct. In the future when 195th Street is extended to Cedar Avenue an auto-aid emergency corridor should be . . DAKOTA CNTY COMMENTS ~ ~ E s dF d dbtw L k Road Networks: The plan does a good job connecting local, county, and state transportation systems; it also recognizes the importance of access spacing guidelines for mobility. Collector streets, as depicted in plan figures, appear to have too many driveways to meet access guidelines in the plan. Collector streets may need further evaluation of appropriate access to maintain functionality as collectors. As shown, Spruce Street ends near the City's western boundary. This street should connect with Lakeville's network to support regional highways. "Other County roads" are in the City access spacing guideline table and do not match County policy as described in the County access spacing table included in Farmington's plan. 2 . . e . The plan states on page 112 there is no principal arterial in Farmington; it should indicate that CSAH 70 has been identified as a potential future principal arterial. Dakota County's Annual Average Daily Traffic data for the 2005 State Map counts is 9,200 for CSAH 31, south of CSAH 50. Map 6.3 includes a figure of 8,200 and should be corrected. Dakota County uses different traffic forecasts than those shown in the Farmington Plan. Specifically, the Dakota County Travel Demand Model identifies volumes of 36,000 in 2020 for Pilot Knob and 23,000 for CSAH 50 in contrast to the volumes shown on page 108. On page 109, CSAH 50 and County Road 31 should be identified as County State Aid Highways. . We suggest that the text on page 110 be modified to explain that the Dakota County Road Plat Review Needs Map is used by the County to identify land and right of way needs for the future on County roads. Map 6.5 is missing a legend. The County has different forcasts for 2030 on some of the roadway network. We recommend that the City use the County's forecasts for the following highway segments: "CSAH 50, west of CSAH 31 north leg. County estimates show 32,400. The map shows 20,000. "Future CR 64, west of TH 3. The County's first phase of the East-West Corridor Study identifies 7,400. The map shows 12,000. "CSAH 66, east of TH 3. County estimates show 8,100. The map shows 5,000. The City's plan and the County's plan have inconsistencies in the area of functional classification of roadways. Dakota County's existing Transportation Plan identifies CSAH 66 east of TH 3 as a B-minor arterial and County Road 74 between CSAH 31 and TH 3 as a collector. County Road 64 between Flagstaff and CSAH 23 should be shown as a minor collector. The changes Farmington identifies make sense and may be reflected in the County's future plans. The County and the City should continue to discuss the future functional classification of roadways to relect the changing transporation needs of the area. . 3 The Plan should include roads planned for the township areas expected to be annexed (OAA in Castle Rock Township and EFPAC in Empire Township). The County will incorporate Farmington's land use plan in its update of the 2030 transportation forecast and wishes to collaborate with the City in this update. On page 112 and page 122 please note that County guidelines for full movement public street intersections on minor arterials are also dependent upon average daily traffic figures in addition to functional classification and median treatment. Farmington's plan does a nice job of identifying pedestrian and bicycle trails, especially within its identified greenways. This network. will create affordable and sustainable transportation options as well as recreation opportunites that increase residents' physical activity. This will be increasingly important as the City's Pedestrian and Bike Trans: population ages. Farmington's plan to keep its downtown intact and expand upon it will provide a good environment for walkers and bicyclists. Farmington should consider the use of a walkability checklist to evaluate the impact of development or other such action in this and other districts. Farmington's plan does a good job of summarizing transit issues, including commuter information for the Transit: city. Farmington's plan emphasizes the importance of extending transit into the City to meet residents' needs in the near future. This will support those people who are not able to drive or who choose not to drive. Among the many benefits of transit is the movement toward a sustainable community. Farmington's plan recognizes that its older adult population will increase dramatically in this planning period. The City appears to have made necessary accomodations to meet the differing needs of this group in terms of transit and supportive land uses. The City is planning for transit-friendly land use downtown, the Spruce Street district, and in other mixed- use areas. This planning will support regional roadways, transit and residents. The City has identified four future park and ride locations; this forward-thinking step will ready the City for transit and serve residents well. The plan's reference to the Robert Street Corridor Study should be updated with the latest information. The Met Council has identified a potential commuter rail corridor along the CP rail line in the City; this should be reflected in the City's plan. The transportation component of the plan addresses the future Cedar Avenue bus rapid transit corridor a half mile to the City's west but should also incorporate its potential impacts on transportation in Farmington. The City may want to include the proposed Cedar Avenue BRT station at 179th and CSAH 23 on maps and text as a park-n- ride facility in Apple Valley, the Mall of America and I points north. 4 . . . . . . Land Use: The County relies on Farmington's land use plan to guide highway planning. Farmington's plan designates land use in the northwest part of the City - including that near the new high school - as agricultural. Public investment including the new school, Cedar Avenue bus rapid transit, road improvements, water and sewer suggest this area will develop within the planning time frame. Lakeville's draft comprehensive plan guides land adjacent to Farmington's western border for urban use. If the County were to use Farmington's land use plan, County highways may not be constructed in this area guided for agriculture before 2030. County policy is to acquire right of way concurent with development and plat dedication. Farmington's discussion of Connected Places demonstrates the continued move toward intermodal transportation, with emphasis on pedestrian and bicycle connection. The practice of using stormwater ponds as amenities instead of obligations provides an example for other communities looking to enhance recreation. The County looks forward to seeing how Farmington adapts sustainability policies and practices as the County investigates its own. One potential strategy that could be valuable to the City is to include sustainablity in development approval criteria. Farmington's plans to expand and redevelop its downtown complement the County's vision to enhance and expand walkable districts in our communities. Farmington's promotion of a pedestrian-friendly downtown connected with the Vermillion River will make it more desirable and build community character. The City, with its intact and appealing downtown, has much potential to stand out as a desirable community in which to live and work. As Farmington balances land use, growth and economic development, the County encourages the City to consider adopting sustainable building guidelines, such as Minnesota Sustainable Building Guidelines, for all city owned facilities. Parks, Greenways & Trails: Farmington has been a leader in this regard in Dakota County, and its plan continues development of an integrated greenway/trail and park system. The County commends Farmington on a progressive system of parks and greenways. The plan meshes well with the County's 2030 Greenway Vision concept. The parks and recreation plan is laudable. Farmington's system of greenways captures the County's philosophy of green infrastructure; they are natural resource connections in addition to recreation trails. The County looks forward to advancing these greenways as part of the Greenway collaborative initiative. 5 The plan should be updated to reflect that land for the new regional park at Vermillion Highlands has now been acquired. The City Plan identifies new parks outside the current city boundary but does not show greenway connections to these parks elsewhere. This is especially important in the Orderly Annexation Agreement area, where establishment of greenways will be facilitated by their identification in this plan. . The City should consider a greenway connection from the new high school site to the South Creek Greenway and/or the Middle Creek Greenway, as suggested in the County's Greenway Vision concept. The plan identifies a trail connection to the high school; greenway connotes a higher standard that includes wildlife habitat and water quality in additon to recreation/transportation. Given the high potential for future bicycle and pedestrian traffic to the high school, the City should consider planning a higher-quality connection that will entice travelers to use the system. The planned urban art walk will enhance Farmington's community character. This potential urban greenway will serve as a model for other cities in the reaion. Natural Area Preservation and the Environment: The Parks and Open Space Master Plan identifies active and passive recreation in sensitive natural areas. A natural resources inventory is missing. If one has been completed it should be included. The City is adjacent to more than 4,000 acres of public open space known as Vermillion Highlands, including a new regional park, wildlife management area, aquatic management area and open space around the Metropolitan Council wastewater treatment plant. The City's planned greenways should reflect this connection and proximity to enhance water quality, recreation and wildlife habitat. The County looks forward to working with the City as both move toward more sustainable practices supportive of green infrastructure. . Farmington has restricted development in sensitive natural areas to form a functional green network. This sets the stage for the countywide greenway system and green infrastructure. The City should consider adopting a resolution to sign and implement actions that support the U.S. Mayor's Climate Protection Agreement. The County looks forward to continuing the High Performance Partnership efforts. The County encourages the City to consider developing a greenhouse gas emissions inventory to evaluate the risks to environment, economy, and residents of Farmington. Dakota County encourages Farmington to incorporate sustainable principals in government policy, operations, decision makina. 6 . . . . The County supports the Vermillion River Watershed's plan and standards for surface water management as applied to Farmington. The City's greenway plan will Surface Water: help achieve the water oualitv ooals. Farmington's Water Plan is well-written and the County sees that the plan will provide an excellent framework for managing water emergencies for communities that the City serves while conserving groundwater resources. Wtr Supply and Sewer: The County supports the City's Water Plan. The Sewer Plan presents an Inflitration and Inflow Reduction Plan that includes monitoring infiltration/inflow at known or suspected areas of foundation drains, leaking cleanouts, and leaking services. This program is essential for keeping the groundwater resources in the City area from potential contamination. The County sees that the City's Sewer Plan will provide and excellent framework for managing sanitary sewer systems in the City while conserving groundwater resources. The Countv SUDDOrtS the Citv's Sewer Plan. Farmington's Green Team will lessen the communty's negative impacts on the environment. This moves the City as an environmental agent toward sustainability and Solid Waste: sets a positive example for residents and businesses. The City's plan encourages working with developers to provide solar access and building sites that maximize natural energy use. The County looks forward to working with the City as part of the High-Performance Partnership sustainability initiative. The County looks forward to working with the City to reduce waste and preserve natural resources. The County supports the Green Team goals to improve and develop policies to reduce waste and preserve natural resources and encourages the City to show connections to waste management and energy impacts associated with proper waste management. Farmington should consider Resource Management contracting for trash and recycling sevices, where waste is managed as a resource, promoting waste reduction and recycling and true data reporting for billing and revenue, as oDDosed to fixed volume costs. Dakota County looks forward to working with Farmington to remediate brownfield sites, especially in redevelopment areas that will benefit the local ecomomy Contaminated Sites: and tax base. Affordable owner-occupied housing is shown with homes priced no greater than $206,800, which is based on 80% of median income. However, the Met Council's current Housing and Economic affordable housing goal use of 60% of median, which Development: would be homes selling for no more than $158,000. 7 The Plan makes no reference to affordable rents, $910/month for a 2-bedroom unit. Farmington shows significant affordability in its existing rental market with rents averaging $700/month in 2008. . The City should consider a goal for 2020 and 2030 related to the percentage of rental housing. Data that referenced the rental market could now be updated with the CDA's 2008 rental survey. Page 93 states the City will work with the CDA to submit housing performance data to the Metropolitan Council; the City now submits that directly to the Met Council. Further editing may be needed; for example, in the middle of the second bullet paragraph on the page 95, the word "not" should be inserted... "in Farmington would not support..." Dakota County has also prepared a market study for commercial, industrial and office space. The study, available from the Dakota County Community Development Agency, should be referenced in the City's Plan. As rental and ownership opportunites are evaluated in the future, the County encourages the City to consider sustainable, energy efficient building programs and guidelines to ensure continued affordability and occu anc . Farmington's plan appears sound; the Dakota County Historical Societ does not recommend an chan es. . . 8 . . . ISO 192 COMMENTS ~~ The transportation goals and objectives outlined in Chapter 6 page 102, should they include a reference to the current joint transportation study being conducted by Dakota County? Outlined for consideration is a "friendly amendment" to the 2030 Comprehensive Plan (Table 12.1) which includes specific references to Independent School District # 192. Table 12.1 Govemmental Buildings, Facilities and Service Policies "Promote the full utilization of existing investments in public facilities and encourage cooperation and coordination between govemmental units in the provision of public facilities and services. "Coordinate community growth with the School District to insure proper school facilities planning to meet future population needs. "Establish safe and convenient pedestrian/bicycle access along appropriate streets to each school within the community. "Maintain agreements for joint use of equipment, parks and/or facilities to maximize the benefits to both the residents and student community. "Encourage reinvestment in all governmental buildings to maintain these facilities in a condition comparable to newer structures. We support and encourage the Planning Parameters as noted on page 7 of the Executive Summary, with emphasis on the development of commercial and industrial opportunities. Chapter 3 beginning on page 31 outlines Farmington's role as a "Developing Community" what grant or funding programs are available at the State, Federal, and Met Council levels that would assist in the fulfillment of this title? Chapter 5 page 89 along with Table 5.8 both speak to the need for affordable rental housing in the community to support the expansion of commercial/ industrial development. How could the Federal Housing Tax Credit program serve to stimulate affordable housing growth in conjunction with industrial expansion? What is the status of the Chapter 11 reference to "implementation of the visions, policies and strategies of the plan?" MET COUNCIL COMMENTS INFORMAL ONLY ~ ~ Aviation: The draft Update is complete for review of the aviation element. Historic Preservation: The draft Update contains historic preservation policies and detailed descriptions of the Historic Preservation Planning Areas which address historic preservation. The City should be commended on the Update's detailed imolementation strateaies and obiectives. 9 The draft Update has sufficient detail on official controls Plan Implementation: and tools to imolement the Citv's Plan. The draft update is complete for review of the solar Solar Access Protection: access protection element. The transit section of the Update accurately reflects the Farmington System Statement. Several potential Park & Ride locations and key bus stops are mentioned. The draft Update is an excellent, complete plan from the Transit: transit point of view. The Update is complete for review and conforms to the 2030 Regional Parks Policy Plan. Suggested minor Parks: revisions: "Chaoter 3: Policy 4 (Page 34) states that one of Farmington's roles as a developing community is to "designate additional areas for the regional park system that enhance outdoor recreation opportunities and serve important natural resouce functions." ""Designated areas for inclusion in the regional recreation open space system is the responsibility of the Metropolitan Council. The regional parks policy plan is developed with input from the local park implementing agencies (Dakota County) and communities. Council staff suggests removal of this statement from the Update. "Chaoter 8: Goals for Implementing the Park and Recreation Master Plan, Priority Number 3 (page 148) discusses the City adding regional trails to provide connections between schools, parks. commercial areas and other destinations. ""The regional trail system is designed to provide connections within the regional parks and trail network. The Council encourages communities to provide local trail connections to other are destinations. Council staff suggests removing the reference to reaional trails, and just refer to adding trails to provide connections. "2030 Parks and Recreation Master Plan: Page 10 - the comments above for Chapter 8 apply. Council staff commends the City for its thorough park plan for planning local connection to the regional trail system and the future reaional oark in Emoire Townshio. Surface Water Management: The submission would be found complete for review for the Local Water Management plan element if this was a formal review of the City's 2008 Update. The current Update contains a Local Water Management plan as required by the Land Planning Act. This Local Water Management plan has been reviewed under separate letter by Council staff. The City should provide the Council with a copy of its Local Water Management plan, following final adoption. The City should also supply information to the Council on the date that the Vermillion River Watershed approved the plan and the date the City adopted the final plan. As a reminder, if the Local Water plan is amended or significantly changed in the future, it will need to be resubmitted to the Council for review and comment at the same time it is sent to the Vermillion River Watershed. 10 . . . . . . --.r The Update appears to be complete. On Functional Classification, there area few discrepancies between the Council's currently adopted functional classification map and that shown on Map 6.8 of the Farmington plan. For Transportation: example: "The plan shows Vermillion River Trail as an AMA Connector between Hwy 3 and Biscayne: it is a B minor in the Council plan. "Farmington Plan shows CH 50 as an AMA Connector; it is a B minor in the Council's plan. "The Council shows 197th between Hwy 3 and Biscayne and Biscayne between 197th and CH 65 as a planned AMA connector. Functional Classification change requests are typically made through the Council's TABfTAC review process. If the City wishes to change the functional classification in conjunction with the review of its Update, it may do as as described in the attached letter. The City previously submitted its water supply plan to the DNR using the Council's water supply plan template. The City's water supply plan was reviewed at that time; Council staff sent comments to the City and the DNR. It appears that with the informal submittal of its comprehensive plan, the City did not include its water supply plan template. The final Update should attach the City's completed water supply plan template as an appendix of its comprehensive plan or include it in its water resources section. The City should have only 1 water supply plan, which must meet both the Council's Water SUDDlv: and the DNR's reauriements. Farmington has aggregate resources within the City's boundary. The final draft needs to identify this attribute and develop policies in final Update to identify and Aggregate Resources Prot: orotect aaareaate resources. At start of Chapter 1, the Update states that Farmington has a current population of 20,768. The Met Council estimates (to be certified this summer) show propulation of 18,008. While City's calucaltions are not fully explained, it appears the City is over-estimating its household size (PPH) multiplier. The City proposes population that are higher than those communicated by the Met Council-that needs to be changed or the City should request a population forecast change. Council research can consider requests to revise the 2020 and 2030 population. The Update is in agreement on Forecasts: forecasted households. Please note: "Tables 2.1, 6.1, and 6.2, forecasted employment 2020 should be the number communicated by the Met Council: 8,400 jobs (text states 8,250). "Table 6.2, the allocation of forecasts to TAZ's does not match Met Council's forecast. If the City wants higher population forecasts for 2020 and 2030, the City should request a forecast revision. "Table 8.3 asserts a post-2030 build out population of 85,300, which seems high, even with annexation of new land. The final draft should clarify what time period (and on what land), the City expects this growth to occur (the Council's 2030 oooulation forecast is 32,000\. 11 ...- The formal submission should incorporate additional information (below) to clarify the City's Individual Sewage ISTS Program: Treatment System (ISTS) management program: *A best available information estimate of the number of ISTS in the City's 'tracking and notification database'; and *Some description in the text regarding the City's ISTS required maintenance notification and tracking system and how the enforcement element is handled to insure maintenance is performed in a timelv fashion. land Use: The final update should include the following: *Minimum and maximum ranges for residential density stated on the Future land Use map. *A surface water features map. On pages 20 and 22 the City identifies areas of Empire Township, Castle Rock Township an~ Eureka Township for future annexation. The plan shows how the City would provide watewater services to serve these areas and to guide their development. Unless the City has an orderly annexation agreement in place, the Council can not acknowledge the City's planning for these areas. Development with these townships will be guided as per Wastewater: their comprehensive plans. Text on page 21 indicates that the l~keville-Farmington interceptor will carry an average flow of up to 3.3 mgd from Elko-New Market. The flow projections for Elko- New Market are 1.5 mgd by 2030, not 3.3 mgd. The City identifies ultimate intercommunity flows into the MCES interceptor from upstream communities as well from portions of the City of Farmington on page 16. The design flows in Table 4.1 do not represent MCES projections and will not be approved as part of the City's plan. land Use Plan shows a 2020 MUSA but no 2030 MUSA or staging plan. Final formal submittal of the CPU update will need to be a "complete" version of the Plan and include the Comprehensive Sewer Plan. The informal Plan did not include the Sewer Plan. The sewer plan was submitted I prior to the full informal CPU submittal. 12 . . .