11-09-06 Planning Comm. Minutes - Laserfiche WebLink

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MINUTES PLANNING COMMISSION NOVEMBER 9, 2006 Knudsen noted that a large number of Crees will come down due to this development. Solby indicated that the property is relatively clear of trees from LaBore Road down to the where the former detached garage sat. Knudsen noted the City Planner's recommendation for a tree inventory. Knudsen felt that the concept proposal was a long way from the City's Code requirements, not indicated that the City does not make exceptions on virtually every Code requirement. To do so would set a precedent that the City would have a very difficult time with. Knudsen noted that consideration must also be given to the surrounding area and how this proposal fits into that area. Knudsen noted that this is Little Canada and the City looks to preserve the character of the surrounding neighborhood as well as gives consideration to its Comprehensive Plan and Architectural Guidelines. Duray asked for an explanation of a concept review. The City Planner indicated thaC the concept review looks at the overall idea that is being presented before a developer spends a lot of money on engineering details. Consideration is given to the nature of the project, how it fits into the community and the Comprehensive Plan, as well as get an idea of what the project would generally look like. The Commission should give feedback to the developer on potential issues as well as whether the project has a chance of proceeding. The concept review is not intended to work out the details of a project. If a project proceeds after concept, then a Preliminary Plat would be presented at which details would be looked at, including land use, design, and engineering. The Planner indicated that a concept review is informational only. The Plamring Commission does not have to approve or deny the concept, but rather provide feedback to the developer. Knudsen asked how long the proposed cul-de-sac was. Solby replied that it is not a cul-de-sac, but would be tied into right-of-way that exists in Maplewood on Arcade Street. The area that the road would be connected to in Maplewood is an area of single-family homes. John Gores, 2870 Arcade Street, reported that the right-of-way that Solby referred to does not exist. Duray felt that the project being proposed was not in the right area. He noted that the surrounding areas in both Little Canada and Maplewood are low density single-family home developments. Duray felt thaC Che density proposed does not fit the character of the area. Socha stated Chat she understands the baby boomer market referred to, but felt the development proposed was too dense. Socha noted that the concept is not even close to meeting the City's requirements.