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Planning Commission Minutes December 12, 2006 --------------------------- Page 2 THOMPSON FOR AN AMENDMENT TO THE RIVER PARK PRELIMINARY PLAT TO THE FEBRUARY 13, 2006 MEETING. MOTION CARRIED 6-0. 5.2. Request by Teff Werner for Preliminary Plat (Cranberry Ridge) Public Hearing Case No P 06-15 Ms. Cartney presented the staff report for this request for preliminary plat approval to subdivide 54 acres into 161ots and one outlot. She reviewed the location of the property, site conditions, street locations, accesses and connections, length of cul-de-sacs, NRI impacts, Comprehensive Plan goals, landscaping, tree preservation. Ms. Cartney then discussed recommendations of the Parks and Recreation Commission, Heritage Preservation Commission and staff. She stated that staff recommends denial of the plat based on the reasons listed in the staff report to the Commission dated December 12, 2006 regarding transportation, subdivision approval criteria, NRI impacts, Comprehensive Plan goals, and tree removal. Commissioner Stevens stated that from the drawings it appears there will be some significant grading of slopes in the plat and asked if drainage would be an issue. City Engineer Terry Maurer stated that none of the work should have adverse impacts on the adjacent lots. Commissioner Stevens asked if it would be possible to connect Johnson Street to the plat. Ms. Cartney stated she was not sure where the connection would be, due to wetlands issues. Mr. Maurer stated that he believes the Technical Evaluation Panel (TEP) would see the need for the connection and allow the connection to be made. Chair Lemke stated that the goal of the Comprehensive Plan is to make sure the area-wide transportation needs are met. Mr. Maurer noted that staff is aware the County would not approve access on a major road and that the intent is to show us how it could work. Chair Lemke opened the public hearing. Curt Werner, 20575 Quincy Street - Co-owner of the subject property with his brother, Jeff Werner. He stated he felt the property was a wonderful mix of open space, trees, and wetlands and that he has worked with staff to achieve what he feels is the highest and best use of the property. He stated that a tree survey was completed on the site, and that the plan which is shown does not reflect the actual number of trees that will be preserved. He provided a map to the Commission which showed in yellow the tress to be impacted, based upon current grading plan. He stated that approximately 25 percent of the tree cover will be lost, and that the tree preservation plan also shows a 25 percent impact on the trees. Mr. Werner stated that in their analysis of the connection to Johnson Street, they found that the hill where the Johnson Street alignment enters the site is 50 feet above the wetland and 30 feet above grade at a 7 percent slope. Since this would require 20 feet of fill at the bottom of the wetland and a 150-200 foot swath of trees would also need to be cut, they determined the connection would not be feasible. Mr, Werner stated that he is aware of numerous other project in the City with a similar situation where longer temporary cul-de-sacs have been allowed, including Ridges of Rice Lake (4,900 ft. temporary cul-de-sac); Ridgewood Hills (4,600 ft. temporary cul-de-sac); and Kingdom Estates 2nd and 3~d Additions (2,800 ft. temporary cul-de-sac). He felt it was appropriate for the City to be understanding of the situation and allow the extended cul-de- sac, based on past practices.