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them to look at, particularly, 60% of the Commission said that one-third of an acre is too small of a lot. Changes to the OP Ordinance need to be changed before the City reviews any more new plats.). D. Open Space Concept Plan: Emerson/Forliti Planner Dillerud reported at its January 25"', 1999 meeting, the Planning Commission adopted a recommendation to approve this OP Concept Plan for 17 single family detached dwelling units on a 38.2 acre site west of the Fields of St. Croix and north of State Highway 5. The approval recommendation is upon several conditions, many of which are related to the interdependence of this OP Concept Plan with the Tana Ridge and Fields 2"d OP Concept Plans. While the respective Concept Plans proposed dwelling unit counts responsive to OP formulas, there is interdependence related to public street access/design, OP Open Space location, and public park dedication. Also, a single wetland treatment system servicing all three projects is proposed. The Lake Elmo Parks Commission reviewed the three Concept Plans at its January 12" meeting and recommended to accept the public Park Dedication proposed, subject to conditions regarding enlargement, parking, improvements and signage. The Council agreed to the following amendments: 1. Outlot B, as depicted on the Concept Plan, shall be considered Preserved Open Space as defined by the Zoning Ordinance, subject to a recorded Covenant precluding additional dwelling units, in lieu of a Conservation Easement. 2. A public street shall be extended easterly to connect with the northerly cul-de-sac of the Fields 2md. Council member Dunn indicated the neighbors' wish to have trees screening along the driveway to provide privacy needs to be resolved at the Preliminary Plat Stage. M/S/P Siedow/DeLapp — to adopt Resolution No. 99-12, as amended, approving the OP Concept Plan for Emerson/Forliti, based on the findings, and subject to the Conditions recommended by the Planning Commission. (Motion passed 4-1:Armstrong: The same reasons as stated in the vote for Tana Ridge.) E. Open Space Concept Plan: Fields of St. Croix —Phase Two Planner Ditlerud reported at its January 25, 1999 meeting, the Planning Commission adopted a recommendation to approve this OP Concept Plan for 37 single family detached dwelling units; 17 townhouse units; and a Farmstead market on an 80 acre site south of the Fields of St. Croix and north of State Highway 5. The approval recommendation is upon several conditions, many of which are related to the interdependence of this OP Concept Plan with the Emerson/Forliti and Tana Ridge OP Concept Plans. There is proposed interdependence related to public street access/design, OP Open Space location, and public park dedication. Also, a single wetland treatment system servicing all three projects is proposed. Planner Dillerud pointed out, unique to this Concept Plan, is the proposal to transfer 17 "unused" dwelling units from the previous stage of the Fields of St. Croix. The 17 units proposed for transfer to this project numerically matched the 17 units proposed as "Phase III" on the applicant's drawing. With the Phase III site graphically appearing as approximately 2 % acres, it is evident that townhouses are proposed even though not specified. The Code permits up to 40% of OP units to be townhouse by Conditional Use Permit. The Lake Elmo Park Commission reviewed the three Concept Plans at its January 12 meeting. Their recommendation is to accept the Public Park Dedication proposed, subject to conditions regarding enlargement, parking, improvements and signage. M/S/P Siedow/DeLapp — to follow Tim Freeman's interpretation regarding the open space calculations of these three developments which is consistent with the Lake Elmo Code. (Motion passed 3-2: Dunn: This is too dense of a development for the area, Armstrong: She voted against these parcels to come out of the LAKE ELMO CITY COUNCIL MINUTES FEBRUARY 2, 1999