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HomeMy WebLinkAboutPlanning Commission Minutes 02-23-1983CITYPLYMOUYN PLANNING COMM&STOM MINUTE'S Plymouth.. 4 a l vd to Wk C.` > 6 {lM. Uba, Plufka, Stulbera and Moqntis C1.#V«:iY 3:5F A'4Kne St elger sC AS# Bare 4en City neer Fred Mo(,ve Assistant, Vlty F gtnt er ; a nn Swee ey P1,1nainq Y MINUTES MINION by Commisuener IP'l _ ftil, seconded by Commllsloner Pauba to approve the t 1-nuten. of the O)ruar 1 Minutes. its SoNnitted. VOTE 5 Ayes. Commis;;inner s e tjerwald and Wire ahwnt 40TTO t carried. PUBLIC HFARIM membera to those In at,endajna,,e. CITY OF NINWA, LAS CSF CUTOF PLAN bilirwor girt Vou explained the review process and hear- Wr . invis procedure for a ooni° t:; plan Sueh as the one beinq COKMPT PLAN FOR heard tonight, and that property owners i ith () e -et of PARR `RS LAKF he site are notified of tilt public hearinos, WndqrenDREL 14IMP A ) Brothersuer . * r ': rCompanyt reprsentina the owner, has mei, with the drea homeownerse ardinq this proposal. She rated that this hearing Involves roposed e reale to e Land Usellckr larl cicati n for a portion of the property. Chat MOMars Vasillou disoussed the function of the staff report prepared for the Commission's review and the points of d1smis tand the conditions r vat were shown for everyon"'Is information. She explained that the project wvo-arid be planned in two phase*, with apDroximately ten years or completion for each I phase. ( urged the citIzens to In t0u0i with t;iae My reqardinq further Information o this proposal. Chairwoman V,li commended a nd(men 8rothers Construction Company or their prooram of (,,itizen participation and tht> preparation of their proposal. Planning Cor-11133sion tlinutes truary ChAirwOnldn W;5,114iou introduced the petitioners. ?,c-heel f au and, peter Pflaulm, Lundqren Brothers Construetion Company; ' Sathre, Sat e -B qt t - Roger Clemnc e, Undswape r h t t- tand Rru14alker$011, Peter Pf laurnpresented hackqround infor-inatton,on the proj- ect.- ct.- st t ng that Lundqren Brothersst tilCompany 15 Pres t nq the -City Minneapolis and, that they have been workinq;, the profect since 19,81. He explained tho <kn - an e r round and expertise In development= in Plymouth n s'.1owed graphics,other developmentthat have been mp . ter are`in pro(Ires,15. Aerial h t graphs of the prosect site were shown And Mr. Pflaum, introducedRoger Clem,ence,, who stated that fie walked the site to got a nood understandinq of tett, potential for development by stttdiyjnq thp. characterf the land. Re discttssed the park site, and the proposeds 'Industrial area t be extended from the exi--tino area that Iw fj €I ped t,Jth industrial uses) . He noted that mo5t ` of the it s open and rolling land with the exception of corners that are wooded areas. stated that 'basicallyt they are f)Jlowinq the PlYmouth' Pak plan to allow for open s ace needed for trade that will cofinect to the `it's trail system, a Vlichael p la. , Latidgren Brothers,explained the pan-- for development were revil0wedy City staff and presented to the, property owners who attended the meetinqs set cep by the developer. He. explainedtheir decision for requidinct. the LA- area t ' was because of ex: sti q area development,' and feels tUs equates with the City's expectations for this area. 'the plan calls for 1,!>79 dwellinq units. The trans- ition ra - it from duelling areas to the industrial area w-oW d be addressed within' the PUD and that the. amenities already existing on the land will be maintained* He explainedthat a neR-1hborhood shopping aria locatEd In the central area of the p -t i p .an to at th the divan p o - IsiOnS. Development will phased= test to east with t .xh r tensity within t :v central core,. Low to moderate Income h usling . not proposed at this tipte but muld he addressed st Mr., Dfum discussed the nelahborhood pari: .as if at n$ and the (Jty pare Plait for the land aro,!nd Parkers, take. Palo 1 Planning Conunission Minutes February 23, 1963 Chairwoman 'as u asked for comments from staff, EMIff explained relative to thediscussion of a =fiofghb rh d=irk., thiit, thend soith of the Luce Lies raS'rnd tracks Is cur- a rrerentlyty 4ldd r single family .j1)i' mes; . . ii aaagt to keep.. n mind that this Is a cono; p.,(Int thepreliminary plat stage r0*11 inelt,,ide more details enti, information r gard- o ems O"Oh at mass transit K y pullovers); access to roadways and circulation, attention to the Special, Prokette ., Districts Uny1ronmental Impact Statement); and, will Include rlght-o -w y needs. Staff explained that park - dedication requirements onoo he finalized at this stage. Staff dineu5sed potential density which will be determined and arslqned vilth that next phase of development. 0131,NvOman Vasillou opened e Publio Hearinq., 3fef Gaiifleldx 2731 Camstoek Lena, ; skied to the Homeowper Assot,,lation representative. H. M. Jahnke, 16530 29th Avenue North, y ld d to the Rome- o - ownerwnr Association representative. ac eode , € 7 1 Wmotook Lane, yi;ed ,t the h 4eJ smr Association representative* Fred NOW, 16 28th Avenue North, stated he is this refidpat of the Mapledell Homeowners Association represent - c 1holneowners who are impacted by this development.,' He s atod a number of the; ho"meowners have studied the dnvekp- meat plans and have attended the meetings offered by L. jndl- ren Brothers o r ction Company, and feel that balance, tears are not too many problems with the plans. The concensus Lai thatthey densityty i t a.-5 a l and there Is o problem with the requidinq. However, there are concerns about the area directly South of Maple -dell designated parkland and; woodland as noted on the aerial photoqraphs. 1; stated that the Orks ande rea ion A&jsory Poard WRAO has recommended that ars area of 6 to 7 acres, e designated "dry parfel au a cj largo. part of the Proposed area a ny. The homeowners agree with the position n by PRAC. Fuge, 34 planninq CommilissionMinutes Nr er statod further that tbi 4 area Is i.A noicoborhood which feels it I *mf)0r dnt that as a park, It d 4; used year round. d. ami a .iO e Plans for the project show5 this area, dIminished to only 3 acres andth;lt Al Majorlty of the area on he coneept Plan Is below the 100- fir flood Plalf, fie stated the density cr 'ts ' assqnetj`to the project should r dry i4nd only. It Yj s, stig- gestod by the s c a ion that the Raple Vreek Park (un- developed at this t1pael should he tiled into the proposed pare end* but of most Importt'ance to theeowners is the retetttion of the wooded areas. , Mr. Sattler noted that on the planst the proposed roadway shows by 4#-s entry t1hat It will cut throuqh the cis* There aye a1sn concerns about the topography of the roadiway which could produce a dangerous corner because of a step bank of icebuild-up In whiter. He rioted concerns relative to draInaqe,, that there i s now standing water In thearea, and that, with eivelo m nand runoff, the hardwood trees could This drain- dgdrain- dge would also affect the neighboring homean ir;s The cc c ns s them ars with tie•-ts . , but they would ask that ems, A n to traffic flow. Chairwoman as lou ;; the City Fnqfneer to comment. Mr. Moura staters that this discussion, Is only for the conef-pt Plans wh.ch would not sf o d a i s of r adtir ys an gradesr however, the standards and concerns will be -eviewed at tete preliminary plat sa. Chuck ReGrIfff 16601 26th ve bort-h, yielded to the Home- owner om - own r Association representative. Dave, Miller, 1825 Dunkirk Lane, stated' he shares 'the same concerns as Mr. Sattlerl, and asked whether the City has a major watershed Program. He stated his home has been, affected by excess dnainaqe and that the City's storm. water drainiige system may not be sufflolent,, He stated that, Dunkirk., ,me would not be adequate as a majorrough ay and s vdrr d about a s smcn s f r d nln road. Staff suggested that tor. Miller visit t1le City office to revise the City's -Storm Water Drainage Plan which is cart of the ComprehensIvePlan. It was Mated that Dunkirk Lan ill need to be upgraded and 'that storm sewer will be Installed,. The cost of the improvements would be subject o the assessment policy. Fuaw 2111- 7 lotlor stated that the storm drainaw to the area does not 1,,or ; properly notiand testahotel be alternatives ' o 11"eviate this Situation. Cot: - lssloner 1`-Infka stated this should h (Issed with t, 1V' and that Mr. Miller should, come tf Citi t -,. and. look at the Storm Water D a at k° 14n, u-ine qulqN ?7?1 Comstock Lanz-, yrtelds t(i '-he Htxteo ne Steve od,. 161>11 7 th Avenue Northt asked whether the park W1 include all the wooded area that exists. ietule.t Pflaum showed the .Mede d tlnq the woodlaild and water areas a -id exp at#" ed the +acreaoe that n thy` War flood plain. He -stated that the park ii a • not t ade .ii I ;the t tai . Mr. Rood asked if all the t ee oould he saved. Mr. Pflatrin d1scussed the parkland and deseribed the hous, In Plannedn area, He explained that the radve pro- posed throuoh the woods is a "trend' setting" consideration for the tN ve and,',price of homes hich will bdeveloped. yy ma.gn Vor th..N a 4X"'.ype o },„ s e xs.ra #+ .._# x ,c ctxs.w°x.> fit§ d.».. 7` €c za"" is9:`E 3.6sf£" :.san to thu'- evelopment, and there will be Jctst one tier of homes In the woodland. Barbararbara 0. Thode, 164516th Avenue Vo h, ooncurs with Mr. battler and stated that the woodland very important t h she is concerned about locating' 'homes, In this it : She a l ; bout the e*Istinq trail w t !"n tt U, area and what will happen to it. Kek Satflre,, Sathre-flergquist stated the proposal males it uev.cssary to move this t a! i. SWf summarized the`),RA review at their meetinq held February 1-0, ' .'his `gym i c n concursat the project Is flenerally In mp lian e with theCity's € ensi Ndn anti th ill ` rwa their rmtmendat ti o the `i oun(, ]. ja j thisi Iva$ review of th Concept elan and the incl e m nt Plans sennet be determinedat this` time.. The park plan eall s for trails and a play area and n - ng Into the Mapledell Pari. The annot be finalized wit the total park area has hese determined. Ms. Thode statod,that e this. I'd with the fla vera.::. the ar .ill,.. Mitzi Wiftchger, 16537 26th ,veno sthe hasseen the park plan and attended the PRAC meetjnP'. it was Indleatt that NipleCreek Park was a special use park, not a nelqh- borhoodpark. She reiterated that a 1,area part of the aroz is very£ wet,, and -stated that; mann of the tries. wl 11 he destrware ' from e ie drainaqje. She would 111ke e developer to considerl, because the project will be Pt'ased, to leave any O velonment near or within the woodlanJ until east. She stated that 1"llymouth needsto retain what woodland, areas testa Are left oii as l n a '# )Ssible. character -of the park, ldir:not a problem because of the, drain4qeway providedharae. He statv4 thatnorth of he Minneapills property there are o ;dry tand. TOM 1 h * 10,511 2,00th Avenue fi t , stated that ho has the same oor,-eins that have been discussed, but Nvould I I to cont m theince n r In theproposed roadway, c htrail. . In t the woodland$ he statedat a 'ch - a..tropolr a area l dost many tree! to whet is left and 'is healthy should be mairtained. He com- merded Lundgren Brother,, and City staff for their help in making, Information avail able t,) the i Lew 4,lbar Lane, stated hi's property Is nextCahill, 2610 Zanz tL Maple Creek and wanted the Commission to know there Is more wetland In this area than people are aware, and that drainage Is a problem.. fie asked about elevations. and whether on t ° ion in a water seed area would a t the water talble. ri. o nzlItTI asked staff to copi"Ment, Staff explained 'elevation requirements and again advised that questions relativ4',,; to storm ,*tater drainaoc, pan be answered, ly ' vdiewn the Storm Water Drainaoe Planw1 h Nty stfaff., It Ams forth expt.4 that construction would not 'ct the water table, but WoU d affect water u`" and the Storm Water Drainage Plan takes this Into aqe Ch, MOWI V45111ou t-naplained that the . Develop i r 4' r d UpOn be l k 1 h t the v r kes neuro e upon he developer uto c\-mply IYll. the r. Call . ateri a s still Concernedabou h 10t,"v. an Mr- Cahil U-1 10(,Jlte 1AS profWrty oil the qraphle., Rig l (}I - od the City Storm Water Dr the € d explained why con'- siderIng the Wqh Water Flevation and elevotion of Mr. B i-°r - Winston, 16005 1.16th : v( -,nut -,, North, stated hle lives north of Area t[11 as shown on the ,raphxlc- whieh Maorams OUStnthat will be different from the urround ahome's and lie wonders shy they, do not tie Into the simileimil dwell In -'the nelohborhood. eh gel. Pf l'at'nstated that thy! focus n Vieksbura Lan and that this the proposal Would prq ld transition wit1h the t -t c!vr-type hmisinq i!lhlOw createpnt spaeek and buffering. We noted that Vteksburq Lane .s a nor arterital 4 d y carry alot of traffic In the futurio Nvhlch will mak f A . I c XV zaa R, l homes n h i area added that the Cl ty of approval will require the u e r.1 wee e. family e and the higher density townhomos. The screeninp, herming,, anO open spacewill protect both nelohborhoods. Chairwoman Vkisilttvu explained that the Concept Pian is a, "footprint -IT find thal, ere will e more detailed t for discusslon at the preliminary ' stege. Druce Johnson, 20 $henandfoahj, asked about proposed uses for the property designated for park purposes. Chale iiomaa Vasiliou stated that these determinations w,;be made by ParkstheandlqeireatlonAdvisoaryPoardatalater 0l. r* Johnson asked about City peens for 9th Avenue North. Staff`` stated the y has no definite, plans for extension nth Wenw,. The developer is proposinq pare In this area, ow rthfir n T Flee Land UG111ding Its T - or Mr. Johnson feels than is a forqotten pieee of property, and the dectston on itsuvuu 4 ! made, On to a street being extended and that the area ddti be a park* Edd Inflinq ComunissiopMims February Z 19S3 Wmissionor KUM explained that the considerations Ad owommpd Q $ aust come 00M PRIr to be forwardedo the City council$ Jost as the reeolrmendattofs of the planninq QMIS,10% wht0h fellow the discussion point$ as discussed It M Startof this meed q are sent to the nti . for theirreview. Richard Mak,, Z1 ° -.in it.. i n Lane, commented the ponds be tween Areas 'A' and T' may- not be adequilte to the drainage and that additional onds, may be require&', Staff statni thatthe property is under one ownershipand is OthIn the; Water Drainage = There may he condk U00S th4t %Y111 affect a .-iter development phasencessit t- Ing installation of drainage systems or frondfrondinq with thy initialni phrase. Mr. Novak stated that to pone on the west side of Dunkirk has had overflow problems bicause. of Mok of capacity and may not be ahlehandle; zhis development. he, stated that there should be synchronization of the dayelopment, slong with upgrading the drainaqe system. Staff stated the City will be lookinq at tease nc " which may require Improve - for draloaqu. The entire ysten will be considered with further development q . . Steve cCul , 15F20, 4 6th Avenue North, qui a density x '. " Whael Pflaum stated that 54 units are proposed rhteh is similarin character to Chelsea 1voods. Chairwoman MUM closed the pubtle hearipq andoompll- mented the neighborhood qroup, for their 7 npu . The ' a° i g recessed at 10:07 and reconvened at 1007P.O. UM ty Commissioner Fqufka.* seconded by Commissioner Haqnus to take action on this petition, VOTE 5 Ayes. Commissioners'steloerwald and Wire abeam. MOTTON tarried., NOTION y Commissioner Plufka, seconded Yy Chairwoman R Vasillou to recommendthe L4nd 11,se Guide Plan ndm and Mixed Planned Unit Developmente- an subject o the 14 ondit state in the February ` 4,, 1981 staff report. Pace { February Z% by Commisstoner fllufka, soconded hy P atrw", ate Vdslllou, to Condition No. 1,1 of the draft y,s lutton with the d Mi rec n t v s j access point *, to, provide additional attention tp t rna andt preservation of natural woodlands. TO ezid Condition No. 15 by notinot the park ooncerns expressed hv e residents and refer these :o Parks and Recreation Chdroomin Vasillov asked for discussionof Items 4 , -,d 7 on threeof the staff report. he stated that jtur in v aers should be Informedogar the approved PUD plan and Its,, ooncitions, and that Lundaren Brothers Construotion Compa, has a they will She requests that the developer ider lncludtaq approved _ pian in theIr; m ss rte Ma!inus eo=ented what condition number 8 would perhaps si*r the amendrsentconditiost member 15.) and that the Minutes of the PRAM` meeting' l s the citizen concern. Commissioner Plufka state, he, aqrees,that it is approp * .ate to add the testimony given ky the ns, this Hearinq which will be Important for PRAC-and the City Coolc i v available for their review. Comillssioner flauba isked about condition no. 8 relative to the existingai0cessory structures. ChairwoVastliou explained that theses are outbut I dines such as barns an sheds,, as well as silost some of which mtqhtbe Incorporated wilth park plans and have h s `lo il . stqnlfance. oiriss* - s Pauba and Magnus concurred. TE on MaII : INK W IM ° N VOTE S Ades. t s- VOTE - AMENOWNT 1 sioners, StelgerwaldandMire bs . MOTTON earrted. Cornimissioner Magnus asked 4botit the, need to look; at the memorandum dated February Z3, 1985 from Lundgren Brothers Construction Company. Staff stated they, cannot respond toy file Memorandum as, 'it was distributed at the me-etinq and staff has not had sufficient time to vw it. Staff uncle s ,n s that Mr. Pflaum wants this correspondence made part of the record, of isn , olv v 4,, staff e t respond until they have had time to review it eompletely, Mec,-'Inq adjourned at .0:45 P.H. Page 40 ebrt iry 2 Ctairwaman Vasittou requested this memorandum he gode part of this_cord. 140TION by Chairwoman Vasitioul, second(,,d y Commissioner W10TIT Plufka for a second amtendn-ent to the MTIRXdinq condition numburr i,' -stating that tne developer will nqroe to provide an addend= to their purchatse,aigreements of the ver UP -1 Plan and Its conditions. E on the second AMENOMENt to, the MAIN MOT1 X141. VOTF 5 VO - K Ayes. formissioners Stejqerwald and Wire absent. MOTION, Commi5sloner Stulbenq inquired If there were any questions teela.yngelating he isrussi stems. "here were - fou y$y j}mayor Commissioner Pluf e ilt she 'Coneopt elan is appro- trlate for this area. OTS on FAIN MOT1014 as twiceAMENDED. Roll CAllVote. 5 VOTE -MMH MOTION Ayes Commissl mars Stelperwald and Wire absen& MOTION tarried. fitIl2OO scone "' p ft.a o:t+#' n a1a,,g tif H 1. R PHI 'V Swlberq to include theerror w, submitted at thee , , prepared by, Lundgren Brotherson ruo Company and dated February 3, 1983 with this r000rd. VOTE. 5 Ayes, Comimis- slopers Stelgerwald and Wire absent. MOTIONN rrie Ommissloi,ter Aagnu oorpmented on the 1-ledicine L'alzek, orc .` airwoman 10sillou asked that copies of the'tj(j of the Task Wee meeting orivar ` mmm ion. ChU rwom asil ou asked for disiu$slon of the ' memora-riefum forwarded horrcmi iproposinq that Final Platswhich, meet all the ndi of approval o -f the r limina ° Plat be sent directly to Council for their review and action. Ste stated th4t Wmissioner i re, who could not attend this meeting, did, have concern that developers woqld be r p - b for compliance with City rouncil dig%schuss and eondj- tions approved with the , preliminary pl. Tt was the conoonsus to recommend adoption of the proposed polio. The Wmlklon will tentaet Runcilman, Threinen If there are additional reMmmendaitons ooncerninqthe proposed policy. Mec,-'Inq adjourned at .0:45 P.H. February 73,, 198 awU1€3117"Mand t s ecbei +p, off PQym»:Us4 s ¢FAeuWu iM'-aa « page imi and izliie scepiing ,process should be completed before Preliinaryr r.,lveiopment Ilan review. 6. Lltx Council action should precede but be cenditioned upon afffirmaitive VIetropolitan Councilreview of the proposed Land Use Guide Man Ame-dfire 8. The amount parkland which Plymoutht requires should be determined the Concept Play stege. The petitioner i t ekes issue with the assertion in the park Director's February 7, 9831, mei that more, park is necessary In the wooded portion erre site. the amount of pari, and trail In the Concept plan i well in excess of ordinance requirements and adequate developable acreage for the c ur e d park his already been provided. Petitioner requests it a *f the p a ng Co o -a should decide not to make a recorzendation on this Matter it will include in the record a statement that this non-action "fid not becon- strued as an affirmnation of the park Director's posits uir df r aTheremovalofexistingstructuresfromLandacquired shouldlelldiFMeMlmCCtatiunitMk # T i! expense unless Plymouth intends to reduce its parkland require - Me is by, landxd " ued at the same dollar amount. 12. The deve, oper ndowner has agreed to consider provision of m s Ararrsi pull -overs. It has not yet been provided with any - irr ie ; on 're proposed number,, location, or physical character- information istIcs of the mass transit pts ,' -Overs, and has not agreed to construct them* M W EPT KAR FOR La t"D Hu WH ` SINS ` t N COOPANY FOP RiF CITY if' 14TNWAPOLTS 012 planned. Unit veveloqpment ConcePt Plat, c . ttl Use 'Wide t i Amenckent for the. city tronasp. t s tear approximately 56.4 arre 4 which are Sass1fled as 101 located east o a:gara Lane, penerally. n the vortheast Cuarter of the t1orthwest Ouarter of Election 0; and, W1W W, a t the Planninq Commission has considered the request oflowinq a dolt' scheduled publir hearinq *id, has recommended approval-, RINW`.S0TA1 that t shotild a;jtl vIlereby does, approve the Mixed usehand nit e-v,, wenteept Plan and Land test Wide Plan m ndmot that renlassifies, the approximate 56.4 acres to Planned Industrial land use located west of Wow Lane, r4enerally in the t0theast Cuarter (if the Northwest Warter of SectionWart21q,, subject t the followinq (,-on t t lo. i I. The rcquidinq is hased upon the ftndinqs that tete propo ,gid classIfIcat tolls ars consistent with the Comprehensive Plan ere t riat oro tie n (-xtenslon of the existlaq industrial area; and tit the proposal vould m adversely impact the, ty" utility nd transportat0n systems. l * With the Citi " dnae ". sn e- ra nua Tho Information for x twit. meflt LAtVc t, Statenlerit (FTS) shell h£ submitted 1i VAN (if thie, PW Preliminary njPl atplscat ion; the Vnvironmentifl Quality Hoard FIS procedures shell be initlated upon City Council approval the r s Peat lPlan. 4. VagQ1 of t to developzIent shell be In a(cOord nce witht? tits t t t s approved the City nql M 5. Density hat not exceed It841 units. The aetoal Hamner of ovellinq units allowed shell be determined at the Plelim aY lan aft Staw, and stasll b within the deftnd ranqe. Final density shall he based upon the'cTiterja defined in the Ordinance, Includina the, assiptiment of any bonus points,. 6. The, proposed Land Use a g o Plan Amenoment shall he forwardedto, the Metropolitan fou11 for view prior to Cite Councli ac The PUD Preliminary Pie-ilPlat shall respond to the applicable a Protection t° t, re g. - tion . S. Oetalled boundaries ' of proposed puhlic park and open spa e shall he finalized with the Preliwdnary PlanlPlat lncludinti Identificationof existinq accessory structures which shall?e retained for park yKwposys. All other accessorr structures aaa removed at the developer's expense. 14ge two 6 iA The Preliminaryimin'$ar Plan/Plat shall derncmstrate y+9OP0+yq 1. p t the y}3 ". ,M or tr4ositton requirements, specifically -ddresslnq Art,,*ts Bt 91F, A and N, ArOet Wyes shall wit the City's stpeet j j t, polio The petitioner shall a cess, with the. Pr,Jjmjnary p. a p at the pmtenttal Provision for lfforddole houstnq. The followinq stems shall also be addressed with the Preltmlnlry Plan- dosta .. investigation of potenttal appess, polats to the roadwq;s t4entifledin the Coticept Plam Mcksburqet NO!& Lane, Wawa Lane, and the easttwest streets), and provide additional attention to Internal efroulatton; consideration f Shorel .AnRd "ysnatlemenreoulations,"ar fi e. Lake is classified provision for right -g ay needs per gnepq County, co,-,poa nee., A TrafficConer ti Ama ass, prepared e dv,loper' ease )y the MY"s,,00-lsultant, shall be submitted for review Ana jpjjrovjeonourn the Preliminary Playa asid Plat. 14. Thw opproximate Kaore parcel south of the We Line trail shall be planned for sAW family residential development. 15. The concernsexpressed by thearea restdynts reqardinq the to he roferred to, the park dt'd Flerreation Advisory ion . 6 an .c dden1.lum o ifteir uro a+vt aga.'eS.:veBm"t .