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Planning Commission Minutes Page 3 December 12, 2006 --------------------------- Mary Kay Flynn, 10189 208 Avenue NW -Stated that Johnson Street is not a complete street at this time. There being no other public comment, Chair Lemke closed the public hearing. Commissioner Westgaard asked for clarification on Ms. Flynn's comment. Mr. Maurer explained that the eastern one-half of the right of way for Johnson Street was platted in the Pheasant Run project, with the understanding that the western half would be required when the property to the west of Pheasant Run is platted. If the adjacent property is never platted, the one-half right of way for Johnson Street would not be used. Commissioner Stevens stated that during the workshop review, the Commission was not comfortable with the layout of the roads and impacts to the wetlands and trees. He stated that he personally worked in the Natural Resources Inventory (NRI) and the City's goal is to protect their natural resources as much as possible. He stated that the applicant was told the Commission would rather see the project developed as a cluster, with homes located in the western portion of the site. He felt a cluster development would eliminate some of their concerns and impacts. He stated that he could not support approval of the plat. Commissioner Offerman questioned if the plat were reconfigured as a cluster, would there still be a need to connect to Johnson Street. Mr. Barnhart stated that the need would not go away, since the Johnson Street plan is already in place. Mr. Maurer stated that the City's goal is to establish road connections wherever possible. He stated that with a cluster, it would be easier to allow the cul-de-sac, not knowing if and when it would ever be extended. Commissioner Offerman stated that a considerable amount of time has been spent on the NRI and COmprehe3nsive Plan and that he does not feel the plat as presented meets the goals of these plans. He stated valid points have been raised regarding the road connections, but that he would like to see the property developed as a cluster. Commissioner Ropp concurred with Commissioner Stevens' comments. He stated he would support a cluster development, but that he could not support as presented. MOTION BY COMMISSIONER STEVENS AND SECONDED BY COMMISSIONER OFFERMAN TO RECOMMEND DENIAL OF THE REQUEST BY JEFF WERNER FOR PRELIMINARY PLAT APPROVAL OF CRANBERRY RIDGE, BASED ON THE FOLLOWING: 1. TRANSPORTATION CONNECTION CONCERNS 2. INCONSISTENCIES WITH SHERBURNE COUNTY'S RECOMMENDATIONS 3. SUBDIVISION FINDING #5 CANNOT BE MET (THE PROPOSED SUBDIVISION WILL NOT CAUSE SUBSTANTIAL ENVIRONEMTNAL DAMAGE) 4. SEVERAL NATURAL AREAS AS DETERMINED BY THE NRI WOULD NOT BE PRESERVED. 5. ALTERNATE DESIGN OF THE PLAT SHOULD BE EXPLORED. 6. APPROVAL OF THE PLAT WOULD BE CONFLICT WITH THE COMPREHENSIVE PLAN 7. EXCESSIVE TREE REMOVAL