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Planning Commission Minutes February 26, 2002 Page 6 e longer living on the property. He noted that the City has a similar arrangement with the Richard Thompson's for park land in Ridges of Rice Lake. Commissioner Mesich stated that he was uncomfortable including the property when it is separated by a major county road. He felt the property south of 33 should stand on its own merits. Commissioner Baker stated that he felt the residents south of County Road 33 would certainly use the property if it were an area wide park, since they would be closest to it. Commissioner Schuster questioned whether or not the open space even needs to be usable, since there is value in simply preserving areas of undeveloped land. He did not feel it was absolutely necessary that access be provided now, and that development of surrounding properties may help provide access in the future. Ms. McPherson stated that the Park and Recreation Commission walked the property and agreed to accept it as park land, with the balance of park dedication in cash. She noted that the developer was not given credit for the wetlands and power line easement. Commissioner Schuster stated that he felt the southern portion of the plat was well-done. He stated he was not sure that it met the density bonus requirements. He felt that with less units, there was not reason to deny the plat. e Commissioner Franz stated he did not feel the plat met the intent of the cluster ordinance, but if the City was willing to accept the "trade-off" as an exchange for park land, the Council would need to make that determination. He felt the question was whether or not the City is willing to trade density for future park land. Commissioner Schuster stated that he felt the property was contiguous, but happens to be separated by a county road. Commissioner Mesich stated that he felt there was no usable open space to the south, and the plat would not meet the cluster ordinance requirements without the land to the north. COMMISSIONER MESICH MOVED TO RECOMMEND DENIAL OF THE REQUEST BY CASCADE LAND CO. FOR PRELIMINARY PLAT APPROVAL (WINDSOR PARK 3RD ADDITION), CASE NO. P 02-03, BASED ON THE FOLLOWING FINDINGS: 1. THE REQUEST FOR ADDITIONAL DENSITY BONUSES DOES NOT MEET THE INTENT OF THE ORDINANCE. 2. PUBLIC USE OF THE OPEN SPACE, AND THE ARCHITECTURAL AND LANDSCAPING THEMES DO NOT MEET THE INTENT OF THE ORDINANCE FOR DENSITY BONUSES. 3. THE PROPERTY SOUTH OF COUNTY ROAD 33 DOES NOT HAVE ENOUGH OPEN BUILDABLE LAND. 4. THE LAND NORTH OF COUNTY ROAD 33 IS NOT ACCESSIBLE ENOUGH TO BE INCLUDED IN THE DENSITY CALCULATIONS. e CHAIR PEDERSON SECONDED THE MOTION. THE MOTION CARRIED 4-2. Commissioners Baker and Schuster opposed.