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HomeMy WebLinkAboutPlanning Commission Minutes 08-20-2014Approved Minutes City of Plymouth Planning Commission Meeting August 20, 2014 MEMBERS PRESENT: Chair James Davis, Commissioners Bryan Oakley, Marc Anderson, Dick Kobussen, Gary Goldetsky, Jim Kovach MEMBERS ABSENT: Commissioner Gordon Petrash STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Shawn Drill, Senior Planner Marie Darling, Jim Renneberg, City Engineer 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA MOTION by Commissioner Oakley, seconded by Commissioner Goldetsky, to approve the August 20, 2014 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE AUGUST 6, 2014 PLANNING COMMISSION MEETING MINUTES B. SKYLINE DESIGN, INC. (2014069) Request by Skyline Design, Inc. for a variance for impervious surface coverage to allow a room addition on property located at 1041 Zanzibar Lane. MOTION by Commissioner Kobussen, seconded by Commissioner Anderson, to approve the consent agenda. Vote. 6 Ayes. MOTION approved. 6. PUBLIC HEARINGS Approved Planning Commission Minutes August 20, 2014 Page 2 A. K. HOVNANIAN HOMES OF MINNESOTA, LLC (2014028) Chair Davis introduced the request by K. Hovnanian Homes of Minnesota for a rezoning and preliminary plat for "Ridgecrest at Elm Creek" for 57 single family lots on property located at 6020, 6040, 6110, and 6140 Lawndale Lane. Commissioner Oakley recused himself from this item. Senior Planner Drill gave an overview of the staff report. Commissioner Anderson asked about 60th Avenue and the possible extension. Senior Planner Drill responded that the developer would be required to install a stub street with utilities so that the neighboring property could be developed in the future. Commissioner Kobussen asked how many lots would be able to fit within the new section and the impact that would have on traffic. Senior Planner Drill responded there would only be room for around four lots because of the wetland boundary and therefore there would not be an impact on traffic. Chair Davis introduced the applicant, James Hill, K. Hovnanian Homes of Minnesota, who stated the staff report was thorough, but wanted to address the issue of tree preservation. He referenced the northern property line and correspondence that was received by the Planning Commission from neighbors to the north. He identified a wetland area and explained the plan was always not to impact the wetlands on the property. He identified Lot 10 and stated he proposed to install a staggered row of conifers in conjunction with a building permit for that lot to provide buffering for the residents in this development as well as the neighbors to the north. Commissioner Kobussen questioned the minimum lot width and asked about the elevation of the pond in comparison to the level of the creek. Brian Johnson, Sambatek, representing the applicant, responded with the designed water levels, noting that the pond would be about six feet above the normal water level for Elm Creek. Commissioner Anderson acknowledged that there would not be impacts to the wetlands but questioned if there would be impacts to the floodplain. Mr. Johnson responded that there would not be impact to the floodplain, noting that there may be small impacts on Lots 11 and 12, but advised that there would be mitigation for the impact. Chair Davis opened the public hearing. Chair Davis introduced David Raffel, 17232 62nd Avenue in Maple Grove, representing the Whistling Pines homeowners association. Mr. Raffel provided photographs of the holding pond Approved Planning Commission Minutes August 20, 2014 Page 3 found within their development and the flooding that occurred this past spring. He raised concerns about potential flooding on Lots 11 and 12, displaying a photograph of the conditions this spring on those lots, and wanted to ensure that extra effort would be placed into the design of those lots to mitigate that situation. He was pleased to hear that the developer is proposing to install a staggered row of trees to provide additional screening and was interested to hear which trees would be saved and/or removed. He expressed concern that there would only be one entrance/exit for the development that would place additional stress on an already busy roadway. Chair Davis introduced Jason Smith, 17336 62nd Avenue in Maple Grove, who raised concerns about tree preservation and was pleased to hear support to keep/install additional trees. He stated that he would support an alternate exit onto County Road 47 and expressed safety concerns in regard to making a left-hand turn from the proposed entrance, noting the proximity to the high school and inexperienced drivers. Chair Davis introduced Mary Jo Lush, 6140 Lawndale Lane, who owns one of the properties in the proposed development. She discussed the increased development and traffic that she has experienced in the past 13 years and the flooding conditions that occurred this past spring. She stated that she should have the opportunity to sell her property for development as the status has changed because of the neighboring construction and development. She asked the Planning Commission to look favorably towards this development, as Lawndale Avenue is improved, so that she would not be assessed for ten acres of property. Chair Davis introduced Kristi Klee, 17112 62nd Avenue in Maple Grove, who raised concerns regarding the impact to the wetlands and possible flooding as her property is adjacent to the wetland. She stated that the flooding has gotten increasingly worse in the past three years with the increased development. She also questioned which trees were going to be removed and/or saved and expressed concern over the traffic impact to Lawndale. Chair Davis introduced Craig Scanlon, 17123 62nd Avenue in Maple Grove, who stated his concerns were covered. Chair Davis introduced Grant Stewart, 17399 62nd Avenue in Maple Grove, who stated he appreciated the efforts the applicant is making to preserve the tree line but noted that he would like to see the specific details regarding tree preservation. He questioned how the significant trees that straddle his property line would be handled and how they would ensure there would not be an impact to his property during removal of specific trees. He stated that it is difficult to make a left-hand turn onto Lawndale from his development and questioned the stress that additional traffic would place on that roadway and the ability to make left-hand turns from either development. Chair Davis introduced Elizabeth Angel, 17281 62nd Avenue in Maple Grove, who stated concern regarding tree preservation to ensure that the existing root systems are preserved. She referenced the extension of 60th Avenue and whether that would be necessary. She was unsure that lots would fit into that area with the greenway and flooding impacts. Approved Planning Commission Minutes August 20, 2014 Page 4 Chair Davis introduced Debbie Larson, 17234 62nd Avenue in Maple Grove, who stated that flooding has increased over the last few years since they purchased their lot in 2011. She wanted to ensure that holding ponds are considered and planned for accordingly to reduce the amount of flooding in the neighborhood. Chair Davis introduced Bart Turner, 17197 62nd Avenue in Maple Grove, who stated that there are a lot of children of all ages in the area and expressed concern with the left-hand turn coming out of the development. He believed that there should be an additional access point for the development for safety reasons. He also said he wanted to ensure that the noise would not become an issue for neighboring properties. Chair Davis introduced Kristin Akornor, 17364 62nd Avenue in Maple Grove, who stated she had nothing to add. Chair Davis closed the public hearing. City Engineer Renneberg responded that at this stage in the process drainage calculations are not required but noted that information would be required in the future. He advised that the runoff rates for larger storm events have changed based on new statistics and holding ponds are now required to be larger than they previously had been. City Engineer Renneberg reviewed the details of the Peony/Lawndale project, noting the major improvement at the intersection with County Road 47, including the installation of a traffic signal. He advised that the project will support a three -lane roadway, with the ability to create a fourth lane in the future. He explained that the County restricts where intersections can be located based on required spacing between intersections, noting that another access point cannot be added to County Road 47. Chair Davis confirmed that Lawndale is currently a two-lane roadway and would become a three -lane roadway. He confirmed that the roadway will match the number of lanes that will be provided in Maple Grove. Commissioner Anderson confirmed the location of future trails. Chair Davis confirmed that the design of the roadway would be able to support the additional traffic in combination with the high school. He confirmed that the purpose of the median at the entrance to the subdivision is to delineate traffic. He questioned if there would be one lane exiting the development or two lanes, to support turns in each direction. Mr. Hill stated that the exit would support two lanes, to allow for turning each way. He advised that there are details within the tree preservation plan identifying trees that could be saved and trees that will be removed, noting that is a work in progress. He advised that if the plans move ahead, he can have a specific plan drafted for the additional trees along Lot 10. He confirmed that the property line would be identified prior to removal of trees and stated that if they obtain Approved Planning Commission Minutes August 20, 2014 Page 5 permission from the property owners to the north, they could complete a study that would ensure that root systems are not damaged. Senior Planner Drill responded that the city is requiring the extension of 60th Avenue, which would provide the neighboring property owner with the right to develop their property in the future if desired. He identified the path the creek follows as well as the northwest greenway location throughout the city. He advised that trail connections would be considered with development of future properties to the east. Elizabeth Angel stated that based on the flooding that occurred this past spring the homes that would be built on Lots 11 and 12 would be underwater. Mr. Hill responded that they are raising elevations and the lowest elevation would be approximately two feet above the floodplain. Commissioner Kobussen referenced the lots within the shore land overlay district and questioned the size of homes that will be constructed on those lots. Mr. Hill stated that they are well aware of the impervious surface requirements for the shoreland overlay district and ensured that those lots would not exceed the requirements. He referenced the ghost plat for the property to the east that they were required to complete and noted that he was unsure that those lots would ultimately develop in the future. He stated that they are still working with public works to determine the best method to bring a sewer connection to that area in conjunction with the Peony project. Commissioner Anderson referenced the comments regarding increased flooding over the past years and asked for additional information regarding the amount of rainfall, questioning if the flooding is more a result of development or of rainfall. City Engineer Renneberg responded that this past year was definitely the highest amount of rainfall seen for some time but was unsure if the flooding was the result of rainfall or development. Chair Davis confirmed that the type of homes planned are similar to homes found in other K. Hovnanian developments, but the width in this development would be 50 versus 60 feet. Commissioner Anderson stated that he appreciates the input from the public. He referenced the traffic concerns, noting that there will be an expansion of Lawndale with an additional signal and he believed that this was the best solution for that issue. He referenced the issue of ponding and noted that it is nice to hear that new ponds will be larger because of the new requirements. He expressed concern with the location of the floodplain, specifically with respect to Lots 11 and 12, stating that he would not support lots in those locations because of the potential flooding. He referenced the issue of tree preservation and supported the applicant conducting a tree survey. He referenced Lots 7 through 10 and suggested that the building pads be restricted to 50 feet rather than 60 feet in order to save additional trees. Approved Planning Commission Minutes August 20, 2014 Page 6 Chair Davis and Commissioner Goldetsky concurred that Lots 11 and 12 should be eliminated from the plan. MOTION by Commissioner Anderson, seconded by Commissioner Goldetsky to recommend approval of the request by K. Hovnanian Homes of Minnesota for a rezoning and preliminary plat for "Ridgecrest at Elm Creek" for 57 single family lots on property located at 6020, 6040, 6110, and 6140 Lawndale Lane with the following amended conditions: Lots 11 and 12 be eliminated; Lots 7, 8, 9 and 10 be amended to have a 50 -foot building pad depth; and if the property owners to the north are in agreement, trees on those adjoining lots be surveyed to minimize the impact. Vote. 5 Ayes. MOTION approved. Oakley abstained. B. ALCON ASSOCIATES, LLC (2014054) Chair Davis introduced the request by Alcon Associates, LLC for a preliminary plat and variances for two single family lots on property located at 1120 Evergreen Lane. Senior Planner Drill gave an overview of the staff report. Commissioner Kobussen questioned whether the water body on the site is considered a lake or wetland. Senior Planner Drill responded that the lake is not shown by the DNR and therefore would be a wetland. He provided additional information regarding the wetland buffer and confirmed that structures cannot be built within the buffer. Commissioner Kobussen asked if piers are considered structures and whether those would be allowed along the "lake" because of the wetland buffer requirements. Senior Planner Drill identified the wetland buffer area and noted that the pier would be an existing situation and would not be impacted by this request. Chair Davis introduced the applicant, Chuck Alcon, Alcon Associates, LLC, who stated that it is difficult to argue practical difficulties but explained that the area was platted in 1948, which created an unusual relationship between the subject property and the adjacent street. He provided a sketch of what the area could have looked like and reviewed four alternative design options that were considered that would have resulted in a large amount of tree loss, among other impacts. He presented the design as proposed and believed this to be the best use of the land in a reasonable manner. He provided information regarding the easement that could be provided to the neighbor with an existing pier, assuming that person has approval for the pier. Chair Davis opened the public hearing. Approved Planning Commission Minutes August 20, 2014 Page 7 Chair Davis introduced Jean Scheu, 1070 Evergreen Lane, who stated that she would be in agreement with one home but would be opposed to two homes. She believed that Hidden Lake is, or has been, listed as a lake by the DNR. Chair Davis closed the public hearing. Commissioner Oakley stated that in reviewing the aerial photo it appears that any two of those homes could fit within the site and did not believe that constructing two homes on the parcel would be out of character for the neighborhood. He states that he would be concerned with adding too access points onto the roadway and would support a shared driveway for the two homes. Commissioner Anderson responded questioned if the commission is to simply vote on the two driveway option provided or if the they could add a different option. Planning Manager Thomson explained that the commission could make a recommendation for another condition but advised that the city has experienced problems with shared driveways in the past. She stated that shared driveways are sometimes suggested off higher order roadways where multiple accesses are discouraged. Commissioner Anderson confirmed that staff had reviewed the public street option, which would not require variances, and that staff saw significant issues with it, based on greater tree loss and the fact that the existing home to the south would become nonconforming. Mr. Alcon stated he would not be opposed to a shared driveway design. Commissioners Kobussen and Anderson both indicated dislike for the design option that created two driveways. Marty Campion, Campion Engineering Services, Inc., representing the applicant, suggested a hybrid, which would provide a single access for two driveways, explaining that the driveways would be separate almost to the public street and would then combine into one entrance onto the street. MOTION by Commissioner Oakley, seconded by Commissioner Anderson, to recommend approval of the request by Alcon Associates, LLC for a preliminary plat and variances for two single family lots on property located at 1120 Evergreen Lane with added condition number eight requiring a single access onto Evergreen Lane. Roll call vote. 5 Ayes. MOTION approved. Commissioner Kobussen voting Nay. C. GWS LAND DEVELOPMENT OF PLYMOUTH (2014058) Approved Planning Commission Minutes August 20, 2014 Page 8 Chair Davis introduced the request by GWS Land Development of Plymouth for a rezoning, preliminary plat and variances for "Terra Vista 4th Addition" on property located at 16405 County Road 47. Senior Planner Darling gave an overview of the staff report. Commissioner Anderson questioned the elevation of the water within the wetland, specifically the high water mark. Senior Planner Darling deferred that question to the applicant's engineer as it is not clearly identified on the grading plan. She stated that her review did find that the lowest floor elevation would be at least two feet above the floodplain. Commissioner Oakley asked about the intent of Outlot A. Senior Planner Darling responded that Outlot A is currently a long thin strip of land where the property owner's driveway is located. She advised that staff would require a drainage and utility easement over that area and stated that the public works department would use it to service the sewer line to the west. She stated that the lot would then be consolidated with an adjacent lot. Chair Davis questioned if the intent is for that to be a public road in the future. Senior Planner Darling responded that 60th Avenue North would be extended to service specific properties if that area develops in the future and advised that right-of-way would be required to ensure that the road could be extended in the future. Chair Davis introduced the applicant, Dave Gonyea, representing GWS Land Development of Plymouth, who stated that this parcel ties into a currently platted portion of Terra Vista. He identified the high quality wetland and advised that the watershed supports the wetland buffering as proposed. He advised that the existing home is slab on grade and the new homes would be at a higher elevation than the existing home. He referenced the shared driveway and advised that there would be language within the home owners' association covenants addressing the shared driveway. He proposed that Outlot A remain and not be sold to a neighboring property at this time, until the future development to the east is known. Chair Davis opened the public hearing. Chair Davis introduced Jameson Shiek, 16471 59th Place, who stated that he has not experienced flooding in the area and questioned what would be done with the trees to the north side of the lot. He did not believe the maintenance of the shared driveway should be placed on the home owners' association. Mr. Gonyea stated that 70 percent of the trees would be saved. Approved Planning Commission Minutes August 20, 2014 Page 9 Chair Davis introduced Paul Frake, 5920 Zanzibar Lane, who stated that he also has not experienced flooding in the area and is in favor of development of the site. He expressed concern with the management of the shared driveway being placed on the home owners' association and in regard to wetland buffers. He noted that the proposed development includes a lot of wetlands, which make development difficult. He stated that it has been a process to get the wetland buffer strip located on his property properly "dressed" and advised that numerous violations exist on the property in discussion tonight. He asked that the approval require a more direct involvement of the forester in regard to that aspect to ensure that the violations are addressed. Chair Davis closed the public hearing. Mr. Gonyea gave an overview of the tree plan, identifying trees that would remain and/or be removed. He also provided additional information regarding the building pad elevations in relation to the wetlands. He commented that the burden of plowing would not be placed on the home owners' association and explained that his intent was that if there was a problem, the enforcement efforts could be placed with the association. Commissioner Anderson stated the two homeowners would be responsible for the maintenance of the shared driveway and if that were not done, the home owners' association could set the amount of the dues for those properties higher in order to offset any costs. Commissioner Kobussen stated that his concern would be if the dues were not paid, the association could only put a lien against the property. He expressed concern with the shared driveway. He asked for additional information regarding fire access. Mr. Gonyea responded that the association funds the plowing of the area and the intent would be to plow the shared driveway as well. He noted that the driveway would be around 16 feet in width and therefore a fire truck could access that roadway. He explained that the cul-de-sac would be about half the size of a normal cul-de-sac but would provide sufficient turnaround space. He noted that the homes would also be sprinkled. Senior Planner Darling explained that when the grading is complete, the applicant is required to put down seed for erosion control and in the wetland buffers, the applicant would be required to apply specific seed mix for native plants. She noted that it can take time for those species to become established. Commissioner Anderson confirmed that the city does have jurisdiction over the wetland buffer issue through city ordinance. Commissioner Anderson confirmed that the proposal includes catch basins that direct runoff into the storm sewer lines that feed into the drainage pond in the Terra Vista development. Chair Davis indicated he did not like Lots 5 and 6 sharing the long driveway. He stated that he would be more comfortable if that were one lot with one long driveway. Approved Planning Commission Minutes August 20, 2014 Page 10 Commissioner Oakley responded that he did not have a problem with two houses in that location and did not believe that shared driveways always fail. He expressed concern with Outlot A and what would occur with that lot. He stated that he would support Lots 5 and 6 and Outlot A remaining as a separate outlot. He expressed concern with the wetland buffer and was not convinced that there is a need for a reduced buffer. He stated that he would prefer to see the wetland variance eliminated, which may require the elimination of Lot 3 or amendment to the plans as proposed. Commissioner Anderson indicated support for keeping Outlot A for a set period of time and if nothing is solved within a specific time period, it could revert to the city. Mr. Gonyea responded that the portion north of 60th Avenue could possibly be used for future development in conjunction with a neighboring parcel to the east, noting that the portion south of 60th Avenue would most likely remain as easement. He referenced the 50 -foot buffer, and noted that requirement would have a drastic impact on the proposed development. He stated if the wetland buffer variance is not granted, he did not believe the development would be feasible. Chair Davis confirmed the commission did not have consensus on Outlot A or Lots 5 and 6. Mr. Gonyea indicated that he could combine Outlot A with the adjacent lot. He said he understood that an easement would need to be placed over the area and stated that it would not be a deal breaker for him to combine that with lot two, although he did not believe that was the best option. He advised that the land could always be given to one of the neighboring parcels but that is may be more useful to wait and determine if the land could be of better use with future development. Commissioner Anderson favored giving the applicant time to discuss Outlot A with the neighboring property owners prior to the City Council meeting. He asked for a straw vote regarding Lots 5 and 6, with the result that the majority of the commission favored a single lot. He suggested language that Outlot A must be attached to a neighboring parcel prior to the final plat approval. Commissioner Oakley said he preferred dedicated right-of-way for 60th Avenue and explained that could allow the two portions to go to different property owners. Commissioner Anderson referenced Outlot A and confirmed that as the condition states, the land would be combined with Lot 2, but advised that the applicant would have the flexibility to change that and combine with another parcel prior to the final plat review. Commissioner Oakley raised a concern about precedent that could be set regarding the wetland buffer variance. Senior Planner Darling responded that a variance is specific to the individual situation and therefore is not precedent setting. She explained that the variance would provide the applicant Approved Planning Commission Minutes August 20, 2014 Page 11 with the opportunity to provide buffers equal to a medium quality wetland, and with the allowed flexibility to average, lowering the buffer width in some areas and increasing it in others. MOTION by Commissioner Anderson, seconded by Commissioner Kobussen to recommend approval of the request by GWS Land Development of Plymouth for a rezoning, preliminary plat and variances for "Terra Vista 4th Addition" on property located at 16405 County Road 47 with the added condition that Lots 5 and 6 be combined into a single lot. Roll call vote. 6 Ayes. MOTION approved unanimously. D. REAL ASSETS II, LLC (2004061) Chair Davis introduced the request by Real Assets II, LLC for a preliminary plat and PUD amendment for "The Village at Bass Lake" on property located in the southwest corner of County Road 10 and Nathan Lane. Senior Planner Darling gave an overview of the staff report. She indicated that staff received two letters, which are a part of the public record. She advised that the applicant has submitted photographs of what the development would look like based on similar developments under construction. Commissioner Anderson confirmed the location of the shore impact zone and that property in the impact zone would remain in a natural state. Chair Davis referenced the adjacent property and confirmed that the developer does not have ownership of that property but needs to provide access. He confirmed that there are no plans for development at this time. Commissioner Anderson confirmed that the developer simply needs to provide right-of-way but not to construct a road at this time. Chair Davis introduced the applicant, Jamison Kohout, representing Real Assets II, LLC, who stated he was available to answer any questions. He stated that similar product to what is proposed is being constructed in Orono. He stated the plan is to form an association where the homeowner would be responsible for the maintenance and insurance of their homes but the association would handle plowing, mowing and maintenance of the outlots. Chair Davis opened the public hearing. Chair Davis introduced Jerry Vandrovec, 5580 Nathan Lane — Unit 3, who stated that his main concern is the traffic at the intersection and believed that an additional turn lane would be needed if the development proceeds. He also expressed concern with preserving the wetlands as much as possible. Approved Planning Commission Minutes August 20, 2014 Page 12 Chair Davis introduced Steve Betchwars, 5524 Nathan Lane — Unit 3, who stated that he also has concerns with the traffic and questioned when the traffic counts were obtained for Nathan Lane. He noted that there has been a large increase in traffic, cars and semi -trucks, since the St. Jude development occurred. He explained that adding two additional access points onto the roadway would impact the traffic. He questioned if the streets within the development would be considered private or public and who would be responsible for maintenance. He stated that he does not have a problem with the appearance of the development and questioned when construction would begin. Chair Davis introduced Jim Sweat. 5545 Nathan Lane — Unit 5, who discussed the truck traffic that exists in this area, specifically related to US Foodservice, noting that there are 70,000 loads per month for that location. He expressed his concern with the amount of truck traffic and the nuisance in regard to parking along the roadway and noise. He stated that he is not opposed to development and believes this to be a fairly nice development. He commented that perhaps there are a few too many homes proposed. He questioned if renters would be allowed within the association. He requested that no parking signs be installed along Nathan Lane to prevent semi - trucks from parking along the street. Chair Davis introduced Paul Kroehnert, 5594 Nathan Lane — Unit 1, who agreed with the comments of the previous resident regarding truck traffic concern. He stated that he sent an email on Friday, August 15th regarding this matter and recommended that a feasibility study and traffic count be done on the roadway. He also requested that dust control be considered during the grading of the site. Chair Davis closed the public hearing. Chair Davis confirmed that the streets within the development will be public streets. City Engineer Renneberg responded that traffic counts on Nathan Lane were completed the previous summer as part of the state aid process, noting that the counts were completed on two consecutive days during the week and those numbers were averaged. He also stated that the city has very limited right-of-way at the northeast corner of the intersection at 56th and Nathan and advised that in order to make improvements, additional right-of-way would be needed. Planning Manager Thomson stated that the counts were completed after the construction and opening of St Jude Medical and the changes to US Foodservice. She confirmed that additional right-of-way could possibly be gained in the future when additional parcels develop. She stated that city staff has worked with US Foodservice in the past regarding truck traffic. She advised that staff will contact them again to determine what can be done to alleviate the concerns brought forward tonight. Mr. Kohout stated that construction would most likely begin in the spring. He advised that the homes would range in size from 2,000 square feet with an unfinished basement to 3,500 square feet with a finished basement. He estimated the cost of the homes to range from $400,000 to 500,000 depending on the choice selected for the home. Approved Planning Commission Minutes August 20, 2014 Page 13 Planning Manager Thomson responded that the city regulations would cover the issue of dust control and noted that the city does not distinguish between renting and owning for a development. Commissioner Anderson believed that the applicant did a great job of fitting everything into the site and believed the single family homes were an improvement from the previous submittal for the property. He acknowledged the traffic concerns of the neighboring residents and noted that although staff will follow up on that matter, that issue is not part of this application. He voiced support for the project. MOTION by Commissioner Oakley, seconded by Commissioner Kobussen to recommend approval of the request by Real Assets II, LLC for a preliminary plat and PUD amendment for The Village at Bass Lake" on property located in the southwest corner of County Road 10 and Nathan Lane. Roll call vote. 6 Ayes. MOTION approved unanimously. 7. ADJOURNMENT MOTION by Chairman Davis, with no objection, to adjourn the meeting at 10:40 P.M.