10/14/2020 P&Z Packet - Laserfiche WebLink

Home Search

Planning & Zoning Board September 9, 2020 Page 4 Ms. Larsen stated the City stubbed the roads in the best location possible. She specified, due to the location of the connection, wetland mitigation or floodplain mitigation would be required. Mr. Brown -Moore inquired, since they were not planning on connecting their development to Birch Street, why they would be required to develop the street. Diane Hankee, City Engineer, replied the developer would be required to develop the street for the benefit of the public. She further explained the City is required to provide roadways which link neighborhoods and this street has been identified in the Comprehensive Plan as a critical link. Ms. Larsen suggested there may be an additional opportunity for the developer to purchase some acreage from the owner at 6620 20th Ave and develop more housing units along the road between Cypress Street and NorthPointe. Mr. Brown -Moore asked Eric Luth, the Senior Project Manager at Sambatek, Inc., to address the half cul de sac and the connection between Cypress Street and NorthPointe. Mr. Luth explained his team performed a delineation in the field and determined at least two acres of land south of Cypress Street is wetland. He said since drainage will be cut off, two acres of impact would add approximately $300,000 to the project. He specified the increase in cost would then increase the price points of the homes in the development and would be in excess of the nearby comparables. He informed the board his team reviewed utilizing Cypress Street versus Chestnut Street and they determined all of the development on the south could be served through Chestnut Street. Mr. Reinert reminded the applicants their concept was reviewed, comments were made, and the details of the concept could be reviewed with City staff at a different time. Mr. Luth commented it was not their intention to be deceptive when shifting density between parcels. They recalled from a previous discussion with City staff, 88 units exceeded the requirement for the senior housing building and therefore, they believed they were resolving the issue by spreading out the density. Ms. Larsen said City staff held a few development meetings with the applicant, but she did not recall informing the applicant 88 units were excessive. She concluded, since the board did not express concern with the number of units, the original amount of units for the NorthPointe development would likely be accepted. Mr. Brown -Moore clarified he and his team were trying to solve a few problems which pre-exist the development and they wanted direction from the board so they could adjust their plan accordingly. He specified one of the issues they are trying to DRAFT MINUTES