02-13-2001 PC MIN - SPECIAL - Laserfiche WebLink

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Planning Commission Minutes February 13,2001 Page 4 . representatives during staff review of the cluster subdivisions. Chair Mesich suggested scaling the density bonuses in "tiers" or "rings", based on distance from the central core of the City. Commissioner Chambers agreed with this concept. Commissioner Schuster felt that the cluster ordinance is preserving open space, which was the goal. but that it is not happening where the City wanted it to happen. Chair Mesich stated that he is concerned that developers are allowed to build more homes on smaller lots on the dry land, and that the wetlands that are being dedicated as open space could not have been built on anyway. He asked what percentage of the open space is required to be buildable in Sherburne County's open space ordinance. Ms. McPherson stated that 35% of the open space is required to be "high and dry". Chair Mesich asked if access to the plat must be via a paved street. Ms. McPherson stated that accommodations to pave gravel streets have been recommended. Chair Mesich asked if the issue of paving Jarvis Street has been addressed. Ms. McPherson stated that the City has run into difficulties with Burns Township, but that the issue will be revisited in the spring. Commissioner Chambers felt that the establishment of an architectural theme needs to be more specific in order to allow density bonuses. Ms. McPherson suggested that applicants be required to provide some type of detail when submitting their application for a cluster subdivision. . Commissioner Chambers suggested establishing criteria for the lay of the land in order to qualify for a cluster development, in order to obtain better quality open space. Chair Mesich stated that in the original "pure" clusters, the land trust would only look at good land that was high and dry, with some hills and trees. Chair Mesich felt that when driving through the A 1 district, the area should retain an agricultural look, even with the cluster subdivisions. Mr. Harlicker asked if the Commission would like to see an additional 10% density bonus for increased buildable open space, beyond the ordinance requirements. Chair Mesich asked for input from the public at this time. George Sanford, developer, stated that Sherburne County limits the amount of wetlands they will accept as open space. He felt it makes sense to allow a density bonus if additional buildable open space is given. Mr. Harlicker asked the Commission if they felt tightening up the existing ordinance or increasing the density bonus for additional buildable open space would help prevent the "leap frog" effect. Commissioner Baker stated he did not feel either would help. Discussion followed regarding providing emergency services to these high density outlying areas. Commissioner Pederson stated that if the fire and police are not concerned, this issue is a moot point. Commissioners Ropp and Johnson agreed. .