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. . . Planning Commission March 23, 2004 Page 4 5.3. Request by S & A Family Investments. LLLP for Preliminary Plat Approval of Woodland Hills. Public Hearing - Case No. P 04-02 The staff report for this item was presented by Senior Planner Scott Harlicker. S & A Family Investments requests preliminary plat approval for Woodland Hills to subdivide 50.95 acres into 111 single family lots and 7 outlots. Mr. Harlicker reviewed access and street connections, sidewalk locations, street layout, landscaping, and park dedication requirements. Mr. Harlicker then reviewed the findings from the Subdivision Ordinance for approval of the preliminary plat. Commissioner Anderson asked what was the purpose of Outlot G. Mr. Harlicker stated that it is a drainage area which will be split and added to the adjacent lots. Chair Ropp asked for clarification on the condemnation proposed by the Park and Recreation Commission. Director of Planning Michele McPherson explained that 1.89 acres above and beyond the 10 percent land dedication would be required in order to maintain a 200-foot buffer. The Park and Recreation Commission is recommending that the Gty negotiate the sale of this property at a fair market price, and if no agreement can be reach, that the Gty proceed with condemnation of the 1.89 acres. Mr. Harlicker explained the difference between the two buffer layouts and distances from property line to property line along the buffer zone. Commissioner Anderson asked what the purpose of Outlot C would be. Mr. Harlicker stated that the parcel is not large enough for a lot and would need to be combined with the adjacent lot. Chair Ropp opened the public hearing. Scott Breuer, representing the applicants, referenced the Park and Recreation memo dated September 10, 2003 regarding the buffer being between the homes and the trail. He explained that widths of the proposed buffer along the east property line in both the submitted proposal and a modified plan. He stated that they are willing to make the buffer work, but that it will require them to be more creative in the home designs. Commissioner Anderson asked if the buffer is measured from the trail or from the property line. Mr. Breuer stated that the buffer zone is measured from the property line. Commissioner Anderson asked if Mr. Breuer knew where the homes will be located on each lot at this time. Mr. Breuer stated yes, that the grading plan shows the potential house pad locations. Commissioner Offerman asked for clarification on the differences between the two plans. Mr. Breuer explained. Mr. Harlicker noted that there is no difference in the total number of lots, just in the location of the lots. John Kuester, representing the Park and Recreation Commission, stated that the Park and Recreation Commission is willing to purchase the additional property in order to achieve a 200-foot buffer, but that they have recommended condemnation if negations are not successful. He stated that the Commission has concerns regarding the density, deforestation and elevations, and that the Commission does not feel this property is suitable for the scale of development proposed by the applicant and recommends that the Planning Commission recommend denial.