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HomeMy WebLinkAboutPlanning Commission Minutes 03-03-2010Approved Minutes City of Plymouth Planning Commission Meeting March 3, 2010 MEMBERS PRESENT: Chair James Davis, Commissioners Dick Kobussen, Nathan Robinson, Gordon Petrash, Scott Nelson, Erik Aamoth and Marc Anderson STAFF PRESENT: Planning Manager Barbara Senness, Senior Planner Shawn Drill, Senior Planner Marie Darling, Senior Planner Joshua Doty, City Engineer Bob Moberg and Office Support Representative Janice Bergstrom. 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA MOTION by Commissioner Nelson, seconded by Commissioner Kobussen, to approve the March 3, 2010 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE FEBRUARY 17, 2010 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Petrash, seconded by Commissioner Robinson, to approve the February 17, 2010 Planning Commission Minutes. Vote. 6 Ayes. MOTION approved. Chair Davis abstained from voting. 6. PUBLIC HEARINGS A. PULSE LAND GROUP INC. (2009080) Chair Davis introduced the request by Pulse Land Group Inc. for a preliminary plat and variances to split two parcels for property located at 4047 County Road 101 and 18740 Medina Road. Senior Planner Doty gave an overview of the staff report. Planning Commissioner Anderson asked what access would be provided for the lot not fronting on a public right of way. Approved Planning Commission Minutes March 3, 2010 Page 2 Senior Planner Doty stated there is a condition in the resolution requesting that the applicant provide an easement for that access to be provided to the northerly landlocked piece prior to recording the plat. Planning Commissioner Nelson asked if the guiding or zoning would change with this proposal. Senior Planner Doty said both guiding and zoning would remain the same. Planning Commissioner Kobussen asked who owns the land to the east of the site and if there are plans to subdivide that. Senior Planner Doty said Patrick Busch is the owner and a subdivision is not part of this request. Chair Davis introduced Rose Lorsung, Pulse Land Group. Ms. Lorsung stated the property to the east and all properties in this request are owned by Leonard Busch. Ms. Lorsung said they understand Block 1, Lot 2 is landlocked until an easement is submitted. She said they believe there is an existing easement at 4045 Co. Rd 101 going westerly over the property where the residence sits. Ms. Lorsung said they propose to extend that easement westerly to service Lot 2 and that should account for all ingress and egress issues. Ms. Lorsung introduced Leonard Busch who said he own eight acres to the north and it has access on to Brockton Lane. He reiterated this is strictly an estate planning process. Chair Davis opened and closed the public hearing Planning Commissioner Anderson said the easement to Lot 2 will allow it to be a legal parcel. He asked if there is concern about the width of the easement or if that is the property owner's issue. Senior Planner Doty said there is a condition requiring that the applicant provide a 60 -foot easement which would provide all the required access. Planning Manager Senness said staff would look at the access easement currently in place to determine if it is an adequate easement agreeing to make any change. MOTION by Commissioner Nelson, seconded by Commissioner Petrash, to approve the request by Pulse Land Group Inc. for a preliminary plat and variances to split two parcels for property located at 4047 County Road 101 and 18740 Medina Road. Roll Call Vote. 7 Ayes. MOTION approved unanimously. Approved Planning Commission Minutes March 3, 2010 Page 3 B. GRIFFEN PROPERTY HOLDINGS, LLC (2010006) Chair Davis introduced the request by Griffen Property Holdings, LLC for a site plan, conditional use permit, and variance for Foundation Hill Montessori and Childcare for property located at the southeast corner of 61 st Avenue and Vicksburg Lane. Senior Planner Drill gave an overview of the staff report. Planning Commissioner Nelson asked what the requirement for 39 parking spaces was based on. Senior Planner Drill said the parking requirement is based on established standards in the zoning ordinance, and takes into account things like licensed capacity and number of employees on the site during the maximum shift. Senior Planner Drill said that not all of the employees would be on the site at the same time, and added that parents dropping off and picking up children would be on the site a short time and not all at once. He said this proposal is similar to the Primrose Childcare Center approved a few years ago, with a similar building size and number of parking spaces. Chair Davis asked if the licensed capacity for daycares is determined by the city or the state. Senior Planner Drill said it is determined through state licensing based on the size of the building and play areas. Chair Davis asked about the landscaping plan. Senior Planner Drill said the site is required to have landscaping equivalent to at least 11 trees. He said the plans shows 11 trees, plus other landscaping equivalent to three trees. He said credit is given for plantings other than trees. For example, ten shrubs are equivalent to one tree. Chair Davis asked about the trees that are being relocated. Senior Planner Drill said three trees that were planted when the Walgreens was built would be transplanted from the northeast corner to the west portion of the site. Chair Davis said he is concerned about survival of the transplanted trees. Senior Planner Drill said a financial guarantee would be required to ensure that all landscaping survives. Chair Davis asked if the freestanding sign would be lit. Senior Planner Drill said that during the applicant's presentation, the applicant would discuss whether the sign would be lit. Approved Planning Commission Minutes March 3, 2010 Page 4 Planning Commissioner Kobussen asked if there would be a fence at the top of the retaining wall on the west side of the site. Senior Planner Drill said they are not proposing a fence in that area. Planning Commissioner Kobussen asked about the portion of the parking lot drive aisle that would connect to the property to the south. Senior Planner Drill said that portion of the drive aisle would be barricaded until the site to the south is developed. Chair Davis asked if the commercial site to the east is large enough to be developed. Senior Planner Drill said that outlot area contains berming and landscaping on the east side. He said the landowner, Ryan Companies, indicates that a small office building could fit on that site. Chair Davis introduced the applicant, Murli Nagwani. Mr. Nagwani said he and his wife, Sonia would be the main owners for this project. He said they built a Montessori in Andover, which is designed very similar to this proposal and is licensed for 94 children. Mr. Nagwani showed photos of how the proposed building would look. He said from their demographic work, they feel there is a good need in this location. He said that they are confident in their experience and that they would provide a good service. Following up on planning commissioners questions, Mr. Nagwani said the sign would be internally lit, but would not include a reader board. He added that they are not proposing a fence on the west side because the elevation change in that area is less than four feet in height, and no sidewalks abut that area. Planning Commissioner Kobussen asked how many employees would be present at any one time. Mr. Nagwani said there would be about 17 employees during the heaviest use times. He said there may be up to 30 employees on payroll, but some would be part-timers such as high school kids that come in later in the day. Planning Commissioner Anderson asked about the colors for the building. Mr. Nagwani said the block would be varying earth -tone shades including brown, light brown, and tan. He said the stucco elements would have a dark reddish tone. Mr. Nagwani said the shingles for the roof would brown, with a little red mixed in. Chair Davis opened the public hearing. Chair Davis introduced Paul Wardell, 16395 County Road 47. Mr. Wardell said he is not opposed to the proposal but has concerns about the lighting of the sign. Mr. Wardell said the Approved Planning Commission Minutes March 3, 2010 Page 5 Walgreens sign is on all night, and can be seen a quarter of a mile away. He said Minnesota has ordinances about smoking and thinks there should be a lighting ordinance. Mr. Wardell said the site is on the edge of a residential neighborhood, and they are starting to be inundated with nuisance lights such as the Walgreens sign. Mr. Wardell said schools in the public sector don't have signs, because once one registers, you know where it is. He said he understands Walgreens needs to have their sign illuminated, but questioned why this Montessori school would need a sign. Mr. Wardell said he feels that if the sign is lit, it should be mounted on the ground. Planning Manager Senness asked Mr. Wardell if his concern was just the lighting of the sign, or the lighting of the parking lot at the Walgreens. Mr. Wardell said his concern was the lighting of the sign at Walgreens. He said many communities allow signs on the ground, only 6-7 feet in height, and not illuminated. He said he would prefer that the sign for the proposed Montessori site not be illuminated all night long. He also said he thinks the proposed 22 -foot height for the sign is excessive. Chair Davis closed the public hearing. Senior Planner Drill said the city has a lighting ordinance, which addresses fixture type, glare, and lighting intensity. He said the parking lot lighting needs to be reduced by 50 percent over the nighttime hours. He said that this commercial zoning district allows signs up to 36 feet in height, and that the signage can be illuminated. Planning Commissioner Nelson asked if there is a difference between signs that are internally or externally lighted. Senior Planner Drill said there are additional regulations for signage that is externally lit. Planning Commissioner Anderson discussed the requested parking setback variance. He said he initially thought the applicant could simply purchase more land so no variance would be required, but now understands the temporary nature of the issue so he is okay with the variance. Commissioner Anderson said this puts a limitation on how the site to the south needs to develop, but that site is part of the same overall development. Commissioner Anderson said an internally lit sign, as proposed, has less impact because external spot lights from the ground would shine up and create glare. Commissioner Anderson suggested a restriction on the hours that the sign could be lit, to coincide with when the parking lot lighting needs to be turned down. Commissioner Anderson said he supports the Montessori in this location, but his main concern is the rock -faced block that is being proposed. He said this is near a well-designed Walgreens. Commissioner Anderson said he considers the Montessori to be more visible as it is closer to Vicksburg Lane, and he would like to see different building materials. Planning Commissioner Nelson commented that the sign at their Andover location is situated on the ground, and it looks better than a pole -mounted sign. He asked that the applicant address the signage concerns, but that he otherwise supports the rest of the proposal. Approved Planning Commission Minutes March 3, 2010 Page 6 Planning Commissioner Aamoth asked the applicant if the sign would be lit all night. Mr. Nagwani said he had planned to keep the sign lit all night. However, he would agree to have it turned off overnight, as there is not much traffic after 10:00 p.m. He said he would like to have the sign turn back on in the morning until it gets light outside. Mr. Nagwani added that their business does need signage, because although some families may stay for six years, other families have needs for shorter term care so there is some turnover, and they do need the sign to be visible. Planning Commissioner Nelson noted that the sign would be placed on the berm. Mr. Nagwani said that the bottom of the sign would be 15 feet above the base, and that the parking lot would be about three feet higher than the base of the sign. He said they could reduce the length of the pole to reduce sign height, but the slope is the reason they chose not to do a monument sign. Mr. Nagwani said the rock face block would be compatible, and that it would be a nice looking building. Planning Commissioner Aamoth asked if there is a bus route that serves this area. Senior Planner Drill said this area is served with a bus route that runs along 61St Avenue/Shenandoah Lane, with a stop near the Vicksburg Commons Townhomes. MOTION by Commissioner Nelson, seconded by Commissioner Petrash, to approve the request by Griffen Property Holdings, LLC for a site plan, conditional use permit and variance for a Montessori and childcare facility for property located at the southeast corner of 61St Avenue North and Vicksburg Lane North. Motion for friendly amendment to the main motion by Planning Commissioner Anderson to restrict the hours for illumination of the sign to between 6:00 a.m. and 10:00 p.m. Roll Call Vote on friendly amendment. 7 Ayes. Amendment approved. Motion for friendly amendment to the main motion by Planning Commissioner Anderson to limit the height of the sign to 12 feet. Planning Commissioner Aamoth asked the applicant if he would be willing to lower the sign. Mr. Nagwani said he would be willing to lower the sign somewhat, but that a 12 -foot maximum height would result in the sign being placed on a five-foot high pole, which would look out of proportion because of such a short pole. Commissioner Kobussen said lowering the pole too much could increase the chance of vandalism and could create a hazard for people hitting their head on it. Commissioner Kobussen said the proposed 22 -foot sign height would not be out of the ordinary. Approved Planning Commission Minutes March 3, 2010 Page 7 Planning Commissioner Anderson said Three River Park Rivers Park District sets the bottom of their signs at a height of 12 feet to avoid vandalism. Planning Commissioner Anderson said it may be appropriate to establish an approved elevation for the base of the sign. Senior Planner Drill said the 965 -foot contour line could be used as the base. Planning Commissioner Kobussen said there is a three foot rise in elevation just to the east of the sign, and he supports leaving the sign at 22 feet in height. Planning Commissioner Nelson said the proposed 22 -foot high sign is within what is allowable, and he would allow the applicant to use his best judgment. Chair Davis concurred with Commissioner Nelson. Roll Call Vote on friendly amendment to reduce sign height. 7 Nays. Amendment failed. Motion for friendly amendment to the main motion by Planning Commissioner Anderson to require the use of at least 40 percent brick on the exterior of the building. Planning Commissioner Petrash said he thinks the building exterior, as proposed, would look fine. Chair Davis concurred with Commissioner Petrash, and added that if the Montessori looks like the photos, it would be a nice looking building. Roll Call Vote on friendly amendment to add brick to the building exterior. 6 Nays. Amendment failed. (Commissioner Anderson voted aye.) Roll Call Vote on Main Motion as once amended. 7 Ayes. MOTION approved unanimously. 7. NEW BUSINESS A. DR HORTON AND SAND COMPANIES (2010004) Chair Davis introduced the request by DR Horton and Sand Companies for a sketch review for a single family/multiple family planned unit development for property located at the northwest corner of Vicksburg Lane North and County Road 47. Senior Planner Darling gave an overview of the staff report. Planning Commissioner Nelson asked if the housing development is built but the apartment complex is not, is the only option in the future another apartment building and the city would have to wait for another developer to submit a proposal. Approved Planning Commission Minutes March 3, 2010 Page 8 Senior Planner Darling answered affirmatively. Planning Commissioner Anderson asked if the apartment height had been discussed with the fire department. Senior Planner Darling said the building and fire codes allow four stories over a parking level. She said there would be sprinkling and other requirements for area separations. Planning Commissioner Anderson asked if the county or the developers determined the location of the access road on to Co. Rd. 47. Senior Planner Darling said she was unsure, but added that the sketch had been sent to the county for their preliminary review, and the location of the proposed street met requirements for intersection spacing from Vicksburg Lane and for sight distances. Planning Commissioner Anderson asked about the upgrading of Co. Rd. 47 with this application. Senior Planner Darling said the applicant will be asked to widen Co. Rd. 47 at the new public street intersection to provide a left turn into the development and a bypass lane. She said at the apartment driveway and on the new public street there would be three lanes, one entering and two exiting. Planning Commissioner Kobussen asked there if there has been discussion with the school district regarding the probability of extending a stub into their land. He asked about the possibility of state funding for an apartment building. Senior Planner Darling said the developer has contacted the school district and their plans are long term for construction of an elementary school. She said the applicant will not have an answer on the state financing application until October or November. Planning Commissioner Kobussen asked if a loop for the water supply was required so houses at end of the stub are not on a low pressure stub. Senior Planner Darling said there would be a looped main through the single family portion of the development. She said staff would request two separate connections on Vicksburg Lane and require fire flow calculations that demonstrate hydrant pressure meets minimum requirements. Chair Davis introduced the applicant, Chair Davis introduced the applicant, Ron Mullenbach, who said DR Horton would develop the single family portion of the development. Mr. Mullenbach said they looked at the required density, wetlands and topography. The large wetland severs the site east to west so it is logical to have two separate land uses as proposed. Mr. Mullenbach said they feel the concept is Approved Planning Commission Minutes March 3, 2010 Page 9 consistent with the comprehensive plan and is a good fit to the site with amount of elevation change. He said this proposed development provides a transition to Vicksburg Lane with the higher traffic area. He said there is a transition through the wetland and would save trees, with the single family homes on the west end. Mr. Mullenbach introduced Jerry and Mary Cornish, the property owners who have lived here since 1981. Jamie Thelen, CEO of Sand Companies, said their company has been around for 20 years, building multi -family, and commercial developments and hotels. He indicated they built the Shadow Hills Apartments in Plymouth in 2003. He said the apartment building would be 67 units with four stories above the parking garage. Mr. Mullenbach addressed the financing question and said the selection process is through the Minnesota Housing Finance Agency MHFA) and they announce their awards in October. He said, if selected, they would make application to the city in June, 2011, and start construction in 2012. Richard Hennings, Sand Companies, said they have done a number of these buildings and cited one in Maple Grove next to Target. He reviewed the footprint and sketch and said he likes the verticality of the building. Mr. Hennings said there is a "step down" on each end of the building and at the entrance to add a human scale to the height. He said MHFA requires 75% of the units have 2-3 bedrooms, as they are designed for family housing. Mr. Hennings said there would be 67 units of parking in the basement. The site plan would meet the 2.5 cars per unit requirement. He added that a ratio of two is adequate and they may propose fewer parking spaces so they could have more green space. He said they would look for alternatives so that the road around the building could be eliminated and would not infringe on the wetland buffer. They would be willing to provide secondary emergency access to Co. Rd. 47 if required. Mr. Hennings said the building would fully sprinkled, including between floors, attic, balconies, and garages. He said MHFA advocates the Green Communities Program with requirements for lighting efficiency, flooring, appliances, etc. Planning Commissioner Petrash asked about an alternative plan if not approved for this financing. Mr. Thelen said city approval and financing are all contingent. If denied, they might reapply the following year. He said that although there is a deficit at the state level, the MHFA funding is federal tax credit money. He said Plymouth is highly desirable and there is a strong market demand. He added that their building in Maple Grove opened May 15th and was 100 percent leased by mid-June. Mr. Thelen said an alternate use would be locked into the density approved with the development, but the site may also be desirable for a senior or market -rate project in the future. Mr. Mullenbach said he has discussed with the owners proceeding with the single family homes if Sand Companies does not get funding this year. He said the minimum requirement for 67 units makes it easier to market the property as developers usually have to fight to get higher unit Approved Planning Commission Minutes March 3, 2010 Page 10 counts rather than having a minimum required density. Mr. Mullenbach said the owners were okay with that approval on the overall PUD. Planning Commissioner Petrash asked how their projects would be impacted if this proposal is not approved until the financing is approved. Mr. Mullenbach responded it is not their preference and they would have go back to the owners to extend contracts and delay the time line when development can occur. He stated the owners are comfortable marketing the property with a minimum number of units. Planning Commissioner Nelson questioned if the city has experienced a PUD in a two-part process. Planning Manager Senness said in The Reserve development, the apartment building was the last portion developed. She added that was a larger project and had several housing types. Planning Commissioner Nelson asked if the city would feel this is a risk or restrictive, or is this the best approach. Planning Manager Senness said each proposal is reviewed case by case, and said this is somewhat atypical. She said the major question is whether the city feels comfortable with the potential lag in constructing the multifamily element. Planning Commissioner Nelson said the worse case scenario would be if this multifamily development is not completed and no one wanted to build apartments, then the land would have to be rezoned, change land use, or remain as is. Planning Manager Senness said the property is located on two arterial roadways, and it would be difficult not meeting the density requirements. Planning Commissioner Petrash asked if developers have contacted the neighbors to get feedback. Mr. Mullenbach said that this meeting is part of the process to get input from the neighbors. He said a representative of the school district said they are not opposed to the proposal, but are mostly interested in how many school age children are moving in. It is too early to determine if a school will be built there and the development of the adjacent property is in a holding position at this time. Mr. Thelen said with any development, informational neighborhood meetings are held before development. He said this property is a more marketable property because the density is locked to 67 units, whereas in other cases, density is pushed down. Mr. Thelen added that in today's financing, it is hard to get financing for market -rate projects. Approved Planning Commission Minutes March 3, 2010 Page 11 Mr. Mullenbach said they feel the proposed development makes the most appropriate use for the topography and grades. He said they elected to consider affordable housing rather than market rate, but part of the affordable housing process is the financing. Chair Davis introduced Evelyn Hadden, 16275 Co. Rd. 47. Ms. Hadden said she is concerned about an access road in the location shown on Co. Rd 47 as the traffic moves fast and the road curves so visibility is not great. She said she and her neighbors have difficulty getting on to Co. Rd. 47. Ms. Hadden asked if construction work hours are enforced. She asked about the finished height of the apartment building and how many stories the single family homes would be as they will overlook her property. She asked if a buffer is planned along Co. Rd. 47. Ms. Hadden asked if the existing neighbors would be forced to opt into city water and sewer lines as they are extended and would they be assessed whether or not they connect. She asked if she would be assessed for widening of Co. Rd. 47 and how that would impact her property. Ms. Hadden asked if there would be an income level requirement for the apartment building, and how that would be monitored and enforced long term. Chair Davis introduced Paul Wardell, 16395 Co. Rd. 47. Mr. Wardell said five neighbors discussed the proposal and they want to be communicated with when a plan is developed. He said they have been contacted by the city but not the developer. Mr. Wardell echoed Ms. Hadden's comments, and said his group feels this access in a poor location and suggested bridging over the wetland to the northeast corner of the proposed apartment building on to Vicksburg Lane, which will be four lanes soon. Mr. Wardell said they would appreciate berming along Co. Rd. 47 as the existing neighbors have 5 acres each and the proposed single family lots are .32 acres and this is not a good transition. Mr. Wardell said the city thought the existing homeowners would develop, but his sense is they want to stay there. Mr. Wardell said they have septic and good wells which they would like to retain and have the proposed facilities bypass them. He said he prefers that Co. Rd. 47 remain a county road, rather that a Plymouth city road as he believes assessments would be lower. Mr. Wardell said he would not be opposed to senior apartments, and added he does not think the school will be built. Chair Davis introduced Vicki Bitner, 6341 Everest Lane (Maple Grove). Ms. Bitner said she bought her five -acre property in 2004 and there has been development all around them. She concurred with Ms. Hadden's comments. Ms. Bitner said she is concerned about the transition between Plymouth and Maple Grove as there is lower density on the Maple Grove side of the border and there should be consideration to the transition to the Maple Grove neighborhood. Ms. Bitner said new Maple Grove developments to the west have been feeding into the Plymouth schools so she urged the planning commission to have communication with Maple Grove regarding overcrowding of the elementary schools. Planning Commissioner Petrash said the developer just got a list from Ms. Hadden and the other neighbors of our concerns. He said with this list they could make a huge head start by having people participate and understand their concerns. People who are here need to understand we are presented with a large development coming and have to balance that concern with the city's plan Approved Planning Commission Minutes March 3, 2010 Page 12 and what is best for City of Plymouth. It is important residents will have participation in the process ahead. Planning Commissioner Anderson said a density of 6-12 units has been assigned and the applicant is submitting a proposal on the low end of that. He said he understands is it is difficult to meet six units per acre as the choices would be townhomes and row houses, such as in Legacy Park. Commissioner Anderson said he likes this proposal for the transition with higher density by Vicksburg Lane and lower density to the west. He said from his perspective this is an appropriate use of the land and concurred with Mr. Mullenbach's comments that there is a significant amount of topography and that the single family homes would be less difficult to deal with. Commissioner Anderson discussed the delay in the building of the apartments. He said we have an applicant stepping forward with a work force housing project which is a tremendous concept for Plymouth as it is difficult to get affordable units these days. He said he was aware of how long it took Common Bond to secure the financing they gained from eight different sources. Commissioner Anderson said to have a company stepping forward with this proposal right from the beginning has a lot of merit. If it does not proceed, Sand Companies is not the owner. Commissioner Anderson said the owner is fully aware they may have boxed themselves into 15 units per acre on that section and the market does need that type of housing. If development doesn't happen now, it will happen later, and Commissioner Anderson said he feels the delay is appropriate. Commissioner Anderson said in his experience he has proposed a similar scenario where he didn't have a company, and hoped the market would respond. He reiterated that here we have a company standing up with the proposal. Commissioner Anderson said the secondary access is a temporary situation, and the roads will be connected at an appropriate time. He concurred with the need for berming and fencing along Co. Rd. 47 and continued work with the county on Co. Rd. 47. Planning Commissioner Nelson asked City Engineer Moberg his comments on the traffic situation and access points on Co. Rd. 47. City Engineer Moberg acknowledged the traffic situation on Co. Rd. 47 is less than desirable as it is a two-lane paved road with no paved shoulders. He said the current and future traffic forecasts for the next 20 years indicate Vicksburg Lane would have twice the traffic volume as Co. Rd. 47. City Engineer Moberg said the public street access to Vicksburg would be worse than on Co. Rd. 47. City Engineer Moberg said the county has expressed interest in turning Co. Rd. 47 back to the city, but to date no agreement has been executed. He said the city has concerns as the road needs significant upgrades. City Engineer Moberg said they would try to limit access points on Co. Rd. 47, but these access points require the turn lanes to improve safety along the roadway. Planning Commissioner Nelson said he concurs with the Commissioner Anderson's comments. He said he thinks the proposed plan is feasible, hopes the developer hears the comments and concerns as they go forward. Approved Planning Commission Minutes March 3, 2010 Page 13 Planning Commissioner Kobussen wants to ensure the developer is aware of the city's tree preservation plan as many trees will be removed for the apartment building. He said he supports the buffer or berming on Co. Rd. 47 as it would also be a benefit for residents in the new development. He said he is concerned about the single access to the 37 homes in the area for safety and accessing Co. Rd. 47. Commissioner Kobussen said there should be a temporary turnaround in the area of the stub, and one of the lots would be affected temporarily. He said he liked the idea of low cost housing in the area. Commissioner Kobussen said he has a real concern with the minimum density for this area as there is no flexibility to go down, only up. He said the project can't afford to have one house drop out. Planning Commissioner Aamoth echoed Commissioner Anderson's points that it is difficult to find developers who want to do work force housing. He said after this economic situation we are in, it will be even more difficult to find opportunities. Commissioner Aamoth said he applauds the developer for their creativity and innovation, and said it worth us waiting to see if it can work with the financing. Chair Davis said he likes the use of the wetland as a transition area from east to west. He said he likes the addition of work force housing, but has concerns over the long term viability; he said he would like more information on the tax credits and how it would be sustained for the long haul. He said he would not want this to become a mismanaged property in five years. Chair Davis said he does not like the stub on the west side, as he cannot conceptualize a school wanting traffic going through the neighborhood. He said he is uncomfortable about the split of the land guided for certain density. He said if the only the west side develops, then we didn't achieve what we wanted for the property. Chair Davis said he would like to see both proposals wrapped up together. MOTION by Commissioner Nelson, seconded by Commissioner Petrash, to approve the comments on the sketch submitted by DR Horton and Sand Companies for a single family/multiple family planned unit development for property located at the northwest corner of Vicksburg Lane North and County Road 47. Vote. 7 Ayes. MOTION approved. 8. ADJOURNMENT MOTION by Chair Davis, without objection, to adjourn the meeting at 9:25 p.m.