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Patti Sorkdahl, 17810 Erkium Street N.W., stated her concern with only one access for the <br />existing and proposed homes. <br /> <br />Megan Wald, representing Shade Tree Communities, stated that her finn has been working with <br />the City for one year on this plat and has been denied. Shade Tree purchased the property to <br />develop it per City Code and they want to work with the City to get something going and it is <br />frustrating to be continually denied. Shade Tree is open to ideas to make the plat work. The <br />moratorium sparks another issue for Shade Tree; it appears to Shade Tree that the cluster <br />ordinance would not be a major issue if Shade Tree's proposal had not come forward. Shade Tree <br />is willing to work anything out <br /> <br />Chairperson Nixt responded that he is sympathetic to Shade Tree's efforts on a challenging piece <br />of property containing wetlands, limited access, and uncertainty of extension of future services. <br />The City has to look at the intent behind the cluster ordinance; it is not to assure development, it <br />was intended to establish appropriate standards for development. Locating new homes along the <br />common boundary with existing homes hasn't changed throughout the process. <br /> <br />Ms. Wald replied that City Council approved that particular layout at a work session and Shade <br />Tree proceeded on that basis. The City's traffic study only called for a stop sign; it didn't say <br />them is a traffic issue with the additional traffic. Shade Tree is willing to eliminate some of the <br />lots if that is what the City wants. Shade Tree is not sure how to proceed based on information <br />received. There are many ways to deal with density transitioning; several lots could be <br />eliminated on the north property line; more trees can be added on the east property line. <br /> <br />Chairperson Nixt stated that the proposed project does not fit for other masons also. Mr. Nixt <br />quoted certain sections of the Comprehensive Plan addressing the Rural Developing area: <br />"Because of this very low-density pattern of development and the numerous wetlands, the <br />extension of urban services to the rural developing area is not practical or financially feasible"; <br />"encourage preservation of open space and natural resources beyond what is required by <br />ordinance or other legal means through the PUD process"; encourage environmentally sensitive <br />and open space design and construction techniques that preserve natural resources within private <br />control"; "plans reflect strong sensitivity to protecting and enhancing natural resources, <br />particularly in relation to the greenway corridor system". Chairperson Nixt referred to the cluster <br />ordinance which states that the location of the houses in relationship to houses on adjacent <br />properties is a consideration, as well as current and future streets and easements. Both versions <br />of Shade Tree's preliminary plat had issues and he doesn't see any meaningful changes. <br /> <br />Megan Wald responded that Shade Tree is meeting the literal requirements of the cluster <br />ordinance, but them are some issues that Shade Tree cannot change, like the second access; <br />Shade Tree can only change what they control. Ms. Wald reiterated that they can add more trees <br />to the east property line and reduce the number of lots on the north property line. <br /> <br />Planning Commission/April 24, 2006 <br /> Page 3 of 5 <br /> <br /> <br />