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