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Planning Commission Minutes March 23. 1999 Page 1 4 . 6.8. Reauest by Meadowvale Builders, Inc. for Zone Chanae, Public Hearina Case No. ZC 99-2 6.9. Reauest by Meadowvale Builders for Preliminary Plat (Meadowvale TownhomesL Public Hearinq Case No. P 99-5 6.10. Reauest by Meadowvale Builders. Inc. for Conditional Use Permit. Public Hearing Case No. CU 99-4 Staff report by Scott Harlicker. Meadowvale Builders, Inc. has requested a rezoning, preliminary plat and conditional use permit for a 27 townhome PUD located east of Meadowvale Road, south of 193rd and north of the Burlington Northern Railroad tracks. Scott reviewed the layout of the plat and issues regarding the type of buildings to be constructed, landscaping, drainage, grading and utilities and streets. Scott noted that the fire chief has stated that a 24 foot wide street with no on street parking would be acceptable. Staff recommends approval of the requests based on the findings and conditions as outlined in the staff report. . Commissioner Kuester asked if the property to the north is going to be developed. Scott indicated that the property north of the proposed plat is not included in this proposal. Commissioner Kuester asked the road would need to be wider if they would be used by any future development to the north. Scott indicated that the property to the north would have an alternative access. Commissioner Kuester questioned where the off street parking would be located. Scott indicated that the proposal does not show off street parking and suggested possible locations were a few stalls could be located. Commissioner Kuester suggested that she felt guidelines should be established for off street parking. Chair Cote asked what the height of the berm would be along Meadowvale. Scott indicated it would depend on how much space there will be between the buildings and the sidewalk. Chair Cote opened the public hearing. Dave Anderson, 14845 County Road No. 30, representative of the Park and Recreation Commission, expressed concern that if a berm were required, staff needs to make sure that it is of significant height to be useful. Mr. Anderson also expressed his concern regarding the removal of the large oaks on the subject property. He felt that the community needs to address the preservation of forest remnants on a large scale, or they will evenutally all be lost to development. . Jay Hill of John Oliver and Associates, representing the developer, indicated that if the city requires both a berm and a sidewalk, at least 7 additional trees will need to be removed along Meadowvale Road. He cited the location of two possible off street parking stalls. Mr. Hill explained that the gas company already has a concern regarding the amount of blacktopping over the base easement. He felt that the additional grading needed to create more parking will impact the wetlands. Mr. Hill indicated that they will try to preserve trees were possible, but he felt that many of the trees are at the end of their life and have become hollowed out. He felt that some adjustments could be made in the areas showing minimal grading to help preserve trees.