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HomeMy WebLinkAboutPlanning Commission Minutes 08-15-2018Approved Minutes 1 of 12 Meeting of August 15, 2018 Approved Minutes Planning Commission Meeting August 15, 2018 MEMBERS PRESENT: Chair Marc Anderson, Commissioners Bryan Oakley, Donovan Saba, Julie Witt, David Witte, Kira Vanderlan and Justin Markell MEMBERS ABSENT: STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Shawn Drill, Senior Engineering Technician Trevor Quast OTHERS PRESENT: Councilmember Ned Carroll 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM LaDonna Hoy, representing Interfaith Outreach and Community Partners, Prism and Jewish Community Action addressed the City's upcoming 2040 Comprehensive Plan and specifically the Housing Plan, stating that she encourages the city to proactively respond to a housing crisis in the community that continues to worsen. She stated that these organizations are gratefully aware of Plymouth's history of supporting affordable housing and hopes that the city will continue the preservation and development of general occupancy affordable housing that meets the needs of all of its citizens. She stated that there has been a dramatic spike in need from homelessness with a low vacancy rate for available affordable rental housing. She noted that the trend in developers purchasing affordable rental housing and converting this housing to market rate rentals has placed a burden on the lower income families. She stated that human resources providers, schools, and local businesses all need to step up to assist with this issue as it is a public/private issue. She stated that her organization has been working closely with the school district on a partnership designed to ensure that all the kids in the community are ready for kindergarten and can meet the benchmarks for K-12. She asked that the commission thoughtfully consider everything that the planning commission can do to ensure that all families in the community have a safe and stable place to call home. She said she appreciated the ability to submit comments and recommendation on the draft 2040 Comprehensive Plan. Tim Thompson, representing the Housing Justice Center, stated it is clear that Plymouth has a long- time commitment to supporting affordable housing and hopes that the city will find some useful suggestions in his letter that could strengthen the housing chapter. He provided some examples, including the possibility of including affordable housing units in market rate housing that receives city assistance. He reviewed strategies to preserve the existing stock of affordable housing. He stated that his agency is happy to help in any way in the future. 5A Approved Minutes 2 of 12 Meeting of August 15, 2018 Planning Manager Thomson commented that the city has received the material submitted and will review that it and bring back to the Planning Commission and City Council as to how the it could affect the housing chapter of the plan. 4. APPROVAL OF AGENDA MOTION by Commissioner Oakley, seconded by Commissioner Witte, to approve the August 15, 2018 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE JULY 18, 2018 PLANNING COMMISSION MEETING MINUTES B. COMLINK MIDWEST, LLC. (2018023) Approve a site plan amendment and variance for an outdoor storage area and eight-foot fence in the front yard for property located at 15405 Medina Road. C. RICK AND ANNIE ETZEL. (2018048) Approve a variance to side yard setback for a two-story addition with garage for property located at 17120 12th Avenue. MOTION by Commissioner Markell, seconded by Commissioner Saba, to approve the consent agenda. Vote. 7 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. TIMBERS EDGE DEVELOPMENT, LLC. (2018044) Chair Anderson introduced the request by Timbers Edge Development, LLC for a rezoning, PUD general plan and preliminary plat for "Timbers Edge PUD" for property located north of Old Rockford Road and west of Holly Lane. Planning Manager Thomson gave an overview of the history of the guiding of the subject property and the neighborhood to the south, Wyndermere Farms. Senior Planner Drill gave an overview of the staff report. Commissioner Oakley referenced the fence next to the parking lot and asked if that was installed by the golf course and when that was constructed. Senior Planner Drill replied that it was his understanding that the fence was installed by the golf course within the past five years. Meeting of August 15, 2018 Approved Minutes 3 of 12 Chair Anderson noted that the fence was originally constructed by the developer, but has since been rebuilt. Commissioner Oakley asked when the parking lot was paved. Senior Planner Drill stated he was unsure when the lot was paved. Commissioner Witte referenced the traffic study that was completed in the summer rather than during the school year. He asked for details on a sensitivity study, which was referenced. He stated he would like to see a traffic study done during the school year. Senior Planner Drill explained that the traffic counts were taken about mid-July and consequently, SRF reviewed the initial study and then undertook a sensitivity study to determine what the right amount of traffic would have been if school were in session. Commissioner Witte stated that the traffic continues to get worse in that area, and the study did not consider recent development activity and traffic that cuts through neighborhoods. He said he believed the study to be inadequate. Commissioner Markell asked for input on the possible future interconnection of Holly Lane to Schmidt Lake Road. Senior Planner Drill stated that if Hollydale Golf Course were ever to develop, there is a step street that could connect to Schmidt Lake Road that would not cross the railroad tracks and could connect Holly Lane to Schmidt Lake Road. Commissioner Witte referenced the tree preservation ordinance. He stated that the property had been logged prior to this development application and asked if the ordinance considers tree removal that has been done in anticipation of future development. Senior Planner Drill confirmed that the city was aware of logging that was done by a previous property owner. He stated that because at least two years has passed, those trees are not counted. Planning Manager Thomson added that there is a penalty for logging in that manner, and the penalty was not allowing development of the parcel for at least two years. Commissioner Witte asked for additional details on the density calculation, notably if the ponds, wetlands, rights-of-way, and other such items had been removed to determine the net acreage before calculating density. Senior Planner Drill confirmed that those deductions had been made before calculating density. He stated that the same standard has been used across all developments. Commissioner Witte stated that this is a beautiful property and asked if the drainage would run to the northwest. Senior Planner Drill confirmed that the drainage would ultimately go to the northwest. Meeting of August 15, 2018 Approved Minutes 4 of 12 Commissioner Markell asked for information on the densities of the adjacent properties compared to the subject property. Senior Planner Drill noted that the adjacent properties have densities of 4.1 units per acre and 2.3 units per acre, while the proposed development site would have a density of 2.7 units per acre. Commissioner Markell asked the density estimate for the detached townhomes in the Wyndermere development. Senior Planner Drill replied that product was included in the overall density for the Wyndermere development. Chair Anderson stated that this land has been guided on the Comprehensive Plan as residential as far back as 1965, with a range of density of two to three units per acre. He stated that when the Wyndermere development came forward, a disclosure was prepared that was signed by any buyer. He stated that all the facts about the site and adjacent sites were included on that disclosure and would have stated that the subject property is guided for residential development at a rate of two to three units per acre. Commissioner Witte stated that the request would be for a PUD under RSF-3 with a reduction in lot width and setbacks on the garage sides. Senior Planner Drill confirmed that the variance would be the reduced lot width to 54 feet in some instances and a side yard setback of seven feet, which would make the homes 14 feet apart. Commissioner Vanderlan asked if there are plans for development of Hollydale Golf Course. Senior Planner Drill stated that staff has not heard anything from the golf course. Chair Anderson introduced Mike Bergeron, the applicant, who stated that they are currently building The Villas at Copper Creek and that is what peaked their interest in this site. He said he believed that this would be a good fit as Wyndermere Farms has a similar product, and the proposed product could serve empty nesters. He stated that he met with residents that are not excited about the tree removal, but it is necessary to grade the site to make the drainage work. Chair Anderson stated that in a PUD there is typically a tradeoff. He stated that the developer is requesting narrower lots and a reduced side yard setback and questioned what would be given in return. Mr. Bergeron replied that if there was another way to accommodate small lot widths, they would have taken it. He stated that this site is challenging because of the pristine wetland in the center. He noted that one lot was removed from the plan in order to match the 60-foot lot widths on the border of the adjacent property. Commissioner Witte stated that many of the lots are marked as lookout or walkout and asked how that would be accomplished. He asked how many dump trucks of fill would be needed. Approved Minutes 5 of 12 Meeting of August 15, 2018 Mr. Bergeron responded that he was unsure. He stated that the fill is necessary to make the site drain appropriately. Commissioner Witte referenced an alternate access through the golf course's overflow parking lot and asked if that would be an emergency access. Mr. Bergeron confirmed it would be an emergency access. Commissioner Markell asked for clarification on the type of emergency access. Mr. Bergeron stated it would be a gated breakaway for emergency use only. Chair Anderson noted that the applicant's engineer could provide clarification on the amount of fill that would be needed. Mr. Bergeron replied about 30,000 cubic yards of fill would be needed. Chair Anderson noted that would be about 3,000 truckloads. Planning Manager Thomson stated that a large amount of fill was also brought in for the development of the two Plum Tree developments. Chair Anderson stated that both Plum Tree and Wyndermere Farms required large amount of fill to raise up their sites. He stated that some of the material was excavated internally from those sites but was unsure that same opportunity to mine on-site would be available for this site. Commissioner Saba asked the price point for The Villas at Copper Creek and how that would translate to this development. Mr. Bergeron replied that the average price in Copper Creek is about $550,000, and he said he believed that this development would have similar price points. Chair Anderson opened the public hearing. Chair Anderson introduced Shellie Bechhold, 4684 Inland Court, who agreed that repeating the traffic study during school hours would be helpful. She stated that her questions had been addressed about the emergency access. She stated that she currently has drainage issues, but noted if the drainage goes to the north, it would not impact her. Chair Anderson introduced Gary Ringus, 4677 Inland Court, who stated that he has spoken to a number of his neighbors in the Wyndermere Farms development and agreed that a number of the questions have been answered. He stated that he wishes nothing but the best for the property owners, but noted there are questions and concerns. He stated that the neighborhood concerns include safety, asking to what extent there is protection against a railroad catastrophe. He stated that additional concerns include sound, privacy, and quality of life. He asked the level of stewardship in attempting to preserve a mature forest area. He stated that Wyndermere Farms Approved Minutes 6 of 12 Meeting of August 15, 2018 was built on farmland, which is different from removing trees to allow building. He noted that many of the trees on the subject property were removed through logging a few years ago and additional trees would be removed through this proposal. He stated that the impact from noise and on quality of life would be on a neighborhood of retirees. He stated that they appreciate their quiet and private neighborhood, and the sound buffer is a factor because of the woods as it currently stands. He referenced traffic and noted that during the school session, it is a significant issue to go down Holly Lane to get onto Rockford Road in the morning and afternoon. He asked the options that could be pursued to improve the buffer for sound and privacy, should this application move forward. Chair1Anderson introduced Andrew Van Benschoten, 4681 Inland Court, who referenced the southeast comer of the development, next to the parking lot and identified a house that has not appeared on other plans and asked for clarification. He stated that his family purchased their home one year ago and is aware that the subject property will develop. He said he simply wants to ensure that it is done correctly. He referenced the traffic study that was done and said he did not believe that any algorithm could anticipate the difference in traffic that occurs during the school year. He stated that it has been mentioned that the developer intends to market to empty nesters and noted that young families also find the product attractive, and therefore he was concerned that there were no park features or amenities planned. He stated that while he understands there needs to be tree removal to provide proper drainage, he said he would want to see how the funds paid for restitution would be used, specifically whether those trees could be planted in the same area to replace some of the tree coverage that will be lost. Chair Anderson introduced Jan Vaughn, 4661 Inland Court, who stated that she has a safety issue with the cul-de-sac. She explained that her cul-de-sac gets very busy, and she does not believe it is safe. She stated that the cul-de-sac in the proposed development does not appear to be as large as her cul-de-sac, and therefore she has a concern with safety. She stated she is happy there are young people in the neighborhood and glad they were here tonight to bring their concerns forward. Chair Anderson introduced Jim Bird, 17220 46th Avenue, who stated that he submitted an email with his concerns and will not repeat them. He stated that he and his wife have lived in Plymouth for the past 25 years, and he has been impressed with how City Councils have integrated the beauty of the community with development. He stated that this development, however, would destroy many beautiful trees in return for a development. He asked who would be in charge of the tree removal and replacement, noting that the small replacement trees would not mature in his lifetime. He asked whether there would be penalties if the wrong trees are removed. He asked for clarity on the line of development and which trees would be impacted as that would either remove some concerns or confirm them. He stated that in the past there has been discussion of a vegetative screen between developments and noted that does not seem to be included in this plan. He stated that in some instances, there is only 20 feet between existing homes and homes proposed to be constructed. He stated that this development would be constructed over a three- to five-year period, which will impact the adjacent residents in terms of noise, dust, and construction traffic. He referenced a comment that was made, stating that people will not choose to cut through the Wyndermere Farms development, but noted that is incorrect as people will cut through that development to shorten their journey and avoid traffic. Approved Minutes 7 of 12 Meeting of August 15, 2018 Chair Anderson introduced Leslie Fieldman, 17505 46th Avenue, who stated that most of his comments have already been mentioned regarding safety. He stated that although no one plans on a railroad problem, there should be a plan in place for that instance. He stated the potential road mentioned that would cut through to Schmidt Lake Road and avoid the railroad tracks would actually cut through the backyards of some homes. He asked who would be financially responsible for traffic lights that would be needed on Old Rockford Road. He stated that the traffic study needs to be redone because of the heavy congestion from the school traffic. He also agreed that drivers will cut through the Wyndermere Farms development to avoid traffic. Chair Anderson introduced Diane Montgomery, 17490 46th Avenue, who stated that her property is 350 feet from the proposed development. She stated that she has been told that the proposed development would be two to three feet higher than the existing backyards in Wyndermere Farms. She stated that she is concerned with drainage as she and a number of her neighbors have water in their backyards because of high creek conditions. She stated she is concerned that more water would be pushed into the creek, and the water would encroach further into her backyard. She stated that staff has told her about a scheduled cleaning of the creek that is included in the Fall 2019 CIP and may be completed in 2020, but has not yet been permitted by the DNR. She stated that because there has been a problem with water in her neighborhood for many years, she was unsure how this problem would be fixed with additional runoff. She asked if the three ponds on the development site would be dug deep enough to allow a sufficient amount of water to be stored and whether the ponds would be fenced to prevent issues with children. Chair Anderson introduced Maraline Slovut, 12545 46th Avenue, who referenced the high density planned and asked if the density could be reduced. She asked if an environmental study has been done for the property, noting the high number of animals and birds that nest on the property. She referenced the traffic study and noted that Wyndermere Farms has three exits, which provide a higher level of safety. She stated that if there is only one access to the proposed development, that could be a safety issue for the residents of the development. She stated that seniors and young families are also very active and drive in and out of developments, so saying that this would be marketed to empty nesters would not support only one access. Chair Anderson closed the public hearing. Robert Molstad, Sathre-Bergquist, provided additional details on the drainage proposed for the site. He identified the ridgeline that drains into the existing pond and stated that everything else would drain to the north. He stated that the three ponds would be connected with storm sewer and would drain to tne northwest corner of the site. Commissioner Oakley asked if the downstream ditches and wetlands have been considered to determine if improvements would be needed to support the proposed discharge. Mr. Molstad replied that the calculations are good leaving the subject property, and the necessary information has been submitted to the city and watershed district. Commissioner Witte asked if an assessment was done to determine the groundwater level and whether sump pumps would be installed in basements. Approved Minutes 8 of 12 Meeting of August 15, 2018 Mr. Molstad confirmed that soil borings were done on the site. He stated that the wetland set the low floor grades. He confirmed that sump pumps would discharge to backyards and water would then be picked up by one of the holding ponds. Senior Engineering Technician Quast stated that staff has commented to the developer to add drain tile in the backyards to assist in directing the water into the drainage ponds. Planning Manager Thomson referenced the comments about a possible railroad catastrophe. She stated that there are developments in the community adjacent to railroads, including within Wyndermere Farms, and noted that this would not be any different. Mr. Bergeron stated that there is only one home that is close to the railroad tracks. Senior Planner Drill stated that there would be a penalty for any additional trees that are removed and confirmed that there would also be a penalty if there is more than 10 percent deviation from the tree removal plan submitted by the applicant. Mr. Bergeron stated that the trees have all been tagged, and everything is included on the tree preservation plan, and therefore it is accurately tracked. Senior Planner Drill stated that the City Forester walks the property with the applicant prior to removal and marks areas with fencing to protect the trees and roots of those being preserved. Planning Manager Thomson referenced the comment regarding vegetative buffers between developments. She explained that the intent of that screening is to provide a screen between two different uses, such as single homes and.apartments or commercial development. She stated that the city has never required buffering between similar residential developments. Mr. Bergeron stated that he met with residents from the adjacent development, and there was a discussion about cleaning out the buckthorn in their outlot and planting additional trees in that area. He stated that there would still be a tree line between the developments. Senior Engineering Technician Quast referenced the traffic study that was done. He stated that the increase in traffic from this development would be within the acceptable range of what the roads could support. He stated that even with the additional traffic from this proposed development, the intersection would still not warrant a traffic signal. He stated that with the data the city has, the road will function and will be within capacity. He stated that given there would be more traffic, there may be a few additional seconds of delay to get onto Old Rockford Road. Planning Manager Thomson stated that SRF did make a comment about a potential sightline concern for traffic turning west at Holly Lane. Senior Engineering Technician Quast confirmed that staff could review that and determine if trees need to be trimmed to expand sightlines. Mr. Bergeron referenced the comment that was made about the home near the golf course parking lot. He explained that the development was reduced from 48 to 47 lots, and a Approved Minutes 9 of 12 Meeting of August 15, 2018 realignment was done to make the lots on the southern border of the site 60 feet wide. As a consequence of this change, one lot was moved to near the parking lot. Planning Manager Thomson stated that the proposed street would have the same width as the roads within Wyndermere Farms. She referenced the comment regarding noise and dust pollution over a three- to five-year period of construction. She noted that the city has an ordinance that controls the hours of construction activity. She stated that watering would be required during development to keep dust down and noted that the city does have enforcement ability if there are issues. She referenced the comment that residents did not believe that cut throughs would not occur. She noted when she and a staff member drove through the neighborhood they actually got lost, and therefore she believed that it would not be an easy cut through route for those drivers that are not familiar with the neighborhood. She stated if cut throughs became a problem, the city could monitor that and install signage. Senior Planner Drill referenced the potential connection to Schmidt Lake Road that could be created in the future. He provided further detail on the path the road would follow along dedicated right-of-way. He confirmed that the road would go through a townhome development, but explained that none of those townhomes have driveway access onto the stub street as the purpose of that stub street is to provide future access. Chair Anderson asked and confirmed that the city owns that dedicated right-of-way. Planning Manager Thomson stated that the density proposed is consistent with the city's comprehensive plan and therefore the city could not compel a lower density. She stated that this amount of development would not trigger an environmental study. She stated that this proposal is within the density range the city envisioned for the area. Senior Planner Drill stated that generally when money is paid into the restitution fund for trees, it is spread city-wide. He stated that staff could look into whether there is an opportunity to plant additional trees in this area. Planning Manager Thomson stated that the city considers that fences can serve as an attractive nuisance and therefore does not promote fences around ponds. She stated that instead there is a bench at the edge of the pond so if a child goes into the pond, they are not immediately in deep water. Mr. Molstad stated that the ponds would be eight to ten feet deep. He confirmed that the bench would extend the first ten feet of the pond and would only be one foot in depth for those first ten feet before the drop off occurs. Chair Anderson suggested that the commission's discussion begin with the topic of noise. He asked if there is any benefit or requirement to putting a fence along the north side of the development to minimize noise from trains. Planning Manager Thomson stated that in the past trees have been considered a more effective barrier, noting the out-of-sight, out-of-mind factor. She stated that the city recently approved a tree buffer between the gun club and a neighboring development. Approved Minutes 10 of 12 Meeting of August 15, 2018 Chair Anderson moved to the topic of tree removal and reviewed the proposed mix of replanting and payment into the city's tree preservation fund. Commissioner Oakley stated that typically when a PUD is requested, there is something done above and beyond in return for the :flexibility requested by the developer. He stated that perhaps additional tree preservation could occur in return for the smaller lot width and setback. Commissioner Witte stated that perhaps a similar conservation easement preserving trees could be done in the southern area. Chair Anderson stated that a conservation easement is not really giving much in his opinion because it will most likely be owned by a homeowners' association. He stated that in his experience, this is the highest rate of tree removal he has seen, and he is shocked at 76 percent removal. He moved to the topic of traffic. Commissioner Witte referenced Holly Lane and the large amount of pedestrian traffic that crosses near the railroad crossing. He stated that he would be more comfortable with improved emergency access and a place for pedestrians to cross. He noted that could also provide another emergency access to the development. Commissioner Oakley stated that in looking at the maps he was unable to tell if there was right- of-way on the north. Senior Planner Drill displayed an aerial photograph and identified the area where pedestrians are crossing the railroad tracks. He stated he was unsure if there would be an opportunity to bring an emergency-only route over the tracks in that area, as the railroad is particular about crossings. He stated if there was a pedestrian crossing, it would have to meet all the design specifications and would probably cost $500,000 or more. Planning Manager Thomson stated there was a staff report prepared in 2001, recommending that the city provide a connection to Schmidt Lake Road, and the decision at that time was not to do so, based on safety concerns. Chair Anderson noted that bridges have been built on both sides of Holly Lane at Peony and Vicksburg Lanes. He stated that he has seen traffic studies for many years and acknowledged that the reports have to be theoretical to some degree. He stated he was concerned that the developer provided a July-only study, but noted that the city brought in SRF to study that and anticipate the school demands. He stated that he drives through that area multiple times per day with a school bus and is amazed at how little traffic is on Old Rockford Road on the times he is there. He noted that other commissioners have expressed concern, based on their own experiences. He move<l'to drainage and asked if the commission has concerns. Commissioner Saba stated it has become clear that part of the tree removal is tied to providing proper drainage. He stated that the 76 percent tree removal rate is shocking, but the site is going to be raised to facilitate proper drainage. Approved Minutes 11 of 12 Meeting of August 15, 2018 Chair Anderson stated that wetlands need to be protected first, with drainage following and trees following after that. He noted that trees sometimes suffer in that equation. He moved to the topic of the PUD request and asked for input. Commissioner Oakley stated it is important to understand that if the developer came in with a plan that did not request a PUD and requested a rezoning that is allowed by the city and had complied with all the zoning requirements, the commission would have no choice but to approve the request. He stated that because of the PUD element, the commission would have the opportunity to deny the request, if deemed necessary. He stated that he struggles with what the city is getting in return. He stated he could support smaller lots in return for more preserved trees. He stated that he struggles to support a PUD for a site where 76 percent of the trees would be removed. Commissioner Witte agreed with the comments made by Commissioner Oakley. He stated that this would be 76 percent of the trees following the logging that occurred. He stated that he is not opposed to the development of this property, but is not ready to support this proposal for development. Commissioner Witt stated that the tree removal situation is a non-starter for her. She stated it is a beautiful piece of land, and they are trying to squeeze a lot of things in at the cost of others. She stated it does not feel like this is the right proposal for this land. Chair Anderson stated that the PUD is a great technique for sliding things around and making them work. He stated that the developer commented that the PUD was chosen because of a financial challenge. He stated that the commission is not in the business of accommodating financial challenges, but rather their business is in land use and zoning. He acknowledged the challenges in raising up the site, but noted that is not the job of the commission. Commissioner Vanderlan noted that the issue of safety was brought up quite a bit. She stated that the non-starter for her with the project is the fact that Plymouth's northwest corner is growing at a rapid rate. She stated there are so many dense housing communities being added, and the city has not caught up. She stated she would love to see a fire station and EMS base in that area of the city staffed 24/7. She stated in terms of public safety, she could not support the request. She stated that while the roads are large enough to get two vehicles through, that would not leave a lot of space for emergency vehicles. She said she hopes that the public safety department provides their comments and thinks about putting more in the northwest corner to assist the citizens in that location. Commissioner Markell stated that perhaps additional guidance could be given in terms of thresholds for tree removal that would be acceptable or other terms that would be acceptable. Chair Anderson suggested that following the vote, the commission members provide their reasoning for voting in the manner they did and how that could help the developer. MOTION by Commissioner Oakley, seconded by Commissioner Witte, to deny the request by Timbers Edge Development, LLC for a rezoning for Timbers Edge PUD" for property located Approved Minutes 12 of 12 Meeting of August 15, 2018 north of Old Rockford Road and west of Holly Lane. Vote. 5 Ayes, 2 Nays (Markell and Saba voting Nay). MOTION approved. Commissioner Witt stated that the level of tree removal was unacceptable. She stated she also had concerns over safety. Commissioner Oakley stated that his vote was specifically related to trees and to a method of preserving more trees for narrower lots. He stated that he would like to see a reduction of about ten percent of the lots, using the example of 65-foot lots. He stated in that case the commission would not be able to deny the request. He stated if the same number of lots is presented again, he would vote in favor of the request if there is additional tree preservation, specifically buffering between existing developments and the railroad. Commissioner Saba stated that he was in favor of the request, with changes. He stated that there will be a tree removal issue because so many trees were already removed through logging prior to this request. He stated that even if there was much less density, there would still be a lot of tree loss because of the fill that will be needed to provide proper drainage. Commissioner Witte stated that he is concerned with density and would like to see 65-foot lot widths, or close to that. He stated that he has concern with the traffic study being done in the summer rather than the school year. He stated he is bothered when developers attempt to game the system and log trees prior to development or complete a traffic study in the summer. He stated his primary concerns would be regarding the density and traffic study. Commissioner Vanderlan stated that tree preservation is significant, suggesting that the outside perimeter be preserved. She stated the city needs to do more in terms of public safety in the northwest corner of the city. Commissioner Markell stated that he supported the project as proposed, particularly the density as it provides a logical transition between adjacent developments. He said he thought it proper to· rely on experts for traffic and public safety. He said he found it suspect to place the burden onto one developer. He encouraged the developer to work with staff to incorporate some of the suggestions made by the commission. Chair Anderson noted that he would like to see a density closer to Wyndermere Farms, which is 2.3 units per acre. He commented that the PUD benefits only the developer and not the city. He stated that he would also like to see additional tree buffering between this parcel and Wyndermere Farms. 7. NEW BUSINESS 8. ADJOURNMENT MOTION by Chair Anderson, with no objection, to adjourn the meeting at 9:13 P.M.