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HomeMy WebLinkAbout2001-01-11 - MinutesMINUTES OF A MEETING OF THE SUBDIVISION COMMITTEE A regular meeting of the Subdivision Committee was held on Thursday, January 11, 2001 at 9:00 a.m. in Room 111 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. ITEMS CONSIDERED ACTION TAKEN LSD 00-26.00: Large Scale Development Forwarded (Lewis Street Town Homes, pp 403 & 404) Page 2 MEMBERS PRESENT MEMBERS ABSENT Lee Ward Bob Estes Laurel Hoffman STAFF PRESENT STAFF ABSENT Tim Conklin Kim Rogers Ron Petrie Chuck Rutherford Keith Shreve Kim Hesse Sara Edwards Perry Franklin Mike McKimmey • • Subdivision Committee Meeting January 11, 2001 Page 2 LSD 00-26.00: Large Scale Development (Lewis Street Town Homes, pp 403 & 404) was submitted by W.B. Rudasill of WBR Engineering Associates on behalf of Dale Shultz of Lewis Street Town Homes for property located at the northwest corner of Lewis Avenue and Reap Street. The property is zoned R-3, High Density Residential and contains 3.93 acres with 24 units proposed Hoffman: Welcome to the January 11, 2001, meeting of the Subdivision Committee. We only have one item on our agenda this morning and that is a Large Scale Development for Lewis Town Homes and it's submitted by W.B. Rudasill. The property is located at the northwest corner of Lewis Avenue and Reap Street. The property is zoned R-3, High Density Residential and contains 3.93 acres with 24 units proposed. Staff can you give us a report? Conklin: Yes. Good morning members of the Subdivision Committee, Bill. The applicant is proposing to construct two apartment buildings. One building will consist of sixteen, two bedroom units, and the second building will consist of eight two bedroom units. There are 51 parking spaces provided. The property is located just west of the Lewis Street soccer fields. There are existing apartments to the north and south of this property. Staff is recommending that you approve this at the Subdivision Committee level. Number one condition is, the applicant is responsible as part of this large scale development to improve Lewis Street. The improvements will include widening the street to 14 feet from centerline including curb, gutter and storm pipe. We did have some discussion with regard to open drainage ditch along Lewis versus a storm pipe. Hoffman: Has that been agreed to? Conklin: I don't believe they are in complete agreement with these conditions. Condition number two is that we do have a tree preservation submitted and to include preservation of 20% of the sites existing tree canopy. The ordinance does require 20% in an R-3 zoning district. The area located at the rear of the property is shown for preservation and staff is recommending that they dedicate a tree easement prohibiting development on this area by means of an easement plat. This has been a result of this past summer and discussion. Kim Hesse, Landscape Administrator and myself, we believe if you are going to show preservation on a piece of property we need something to make sure that it's guaranteed to be preserved in perpetuity and we are recommending a tree easement. Hoffman: Let me interrupt one second. On a note, the undeveloped portions of tract to remain in natural state pending future development. • Subdivision Committee Meeting January 11, 2001 Page 3 Conklin: As you show on sheet number four, the tree preservation plan, keep in mind on tree preservation plans, the ordinance states that the Planning Commission approves those plans, Kim Hesse does make a recommendation with regard to those preservation plans and the Planning Commission does approve that. They are showing this 20% area to be preserved with canopy. What Kim is requesting in planning is that we get a -tree easement shown on the easement plat when it's filed that this area shall remain undeveloped and be preserved in perpetuity for tree preservation. Rudasill: My name is Bill Rudasill with WBR Engineering, representing the developer. That has been done. There is an easement plat in there. Hoffman: What I would like to do is go through the staff comments and then come back to you. Do you have anything more about the zoning or densities, parking or anything like that? Conklin: They are meeting all our standards under zoning, at this time. That's all we have on this project. • Hoffman: Let me skip then to Kim. Can you come up here and show us on the plan what we are talking about because it's a little confusing to me? • Kim Hesse - Landscape Administrator Hesse: I guess I didn't see the note about pending development. Rudasill: That's for outside the 20%. Hesse: Basically, we looked at the trees that are existing here. A lot of those trees are not even half. There are a few that are but the client requested if we could save it in a group which I always try to do anyway. There is quite a bit of forest land back there. There is not a lot of individual large trees but there is a lot of habitat. Hoffman: Rudasill: Hesse: It's just showing the big trees and that's it. There are some that are less, they asked for 24 inch and above. There is a lot that are probably 12 inches. There is a lot of canopy back there. I think it would work good as a preservation habitat. The only way we felt we were going to get that is if we could keep that protected from future development because our first question was what is going to happen when this goes on and things expand. • • Subdivision Committee Meeting January 11, 2001 Page 4 On this development what we thought would be best for tree preservation to get that 20%. There are a few here that are fairly decent trees but I think it would be easier to save it over there than to try and deal with that are up in the centerline. Although the larger trees thatare.shown-in.here are in pretty bad shape. Conklin: One of the main benefits I see in doing it this way is, the developer, Planning Commission and the public knows up front exactly where the 20% tree preservation is located. When they come back with future plans -there is no -question in anybody's mind what 20% of tree preservation was planned and where it's located. I'm trying to avoid situations where you get future developments coming back in and not enough information where they didn't realize that they can't develop those areas. Hoffman: We are not changing anything regarding ordinance requirements at this time but Just _treatingitasa platted .portion of_this. _ Conklin: Right. We want to place a condition of approval that if we are going to save 20% of — the tree canopy, we are going to go one step further and make sure that it's going to be saved in perpetuity. - - - Hesse: What's difficult about if you use it or you lose it, it may be ten years before this is expanded and you can lose track of what was to be preserved. Hoffman: You have determined this area is large enough, should this develop further back here, that these trees would not be in danger by the additional work. Hesse: Basically, they would have to stop off all changes. They couldn't grade or anything. Easement wise... - Rudasill: There is an easement. The easement goes behind it. There is an easement along the north side. That was not included in the 20%. Conklin: This are that is shown within this utility easement is not included in that 20% calculation. Rudasill: Right. Hoffman: Can we vacate that portion of the easement so the water company doesn't come in and take out three trees putting in a line back there? • Hesse: Yes they do show the easement. • • Subdivision Committee Meeting January 11, 2001 Page 5 Conklin: Bill, in that case, I would like to have your 20% area with this phone line moved back to right here so there is no misunderstandings when the utility company goes back in there. Rudasill: - Do a very -specific set for the utilities? Okay. For the tree preservation, separate it from the utility easement? Conklin: Yes. Is that all right with you Kim? Hesse: Do they have lines in there right now Bill? Rudasill: They do north of the line but it doesn't run down our side of the property. I don't know that anybody requested it up there. I don't think they did. Hesse: That is where the large trees are. They are right in that easement area Conklin: We've got to be careful because the utility companies have the right to go in and clear the entire width of that easement. • Hoffman: That's how we are losing a lot of the trees that people call about. Rudasill: We can eliminate the utility easement in that area. There is plenty of utility easement on the south side of the property to accommodate that. There were no easements asked for on that north line. As a standard practice I provided one on that side just because they usually don't know for sure and the future development in that area, when I provided that easement we didn't know the trees were going to be in there. Hesse: There is not any gas lines? Rudasill: No. Conklin: The utilities did not request that easement? Rudasill: No. There are easements to the north of our property but not on our property. Hoffman: So really you cant take out this whole easement through here because if it's going back here and there is nothing in it? • Hesse: Or jog it. • • • Subdivision Committee Meeting January 11, 2001 Page 6 Rudasill: I'll terminate it at the tree. Hesse: Very good. Hoffman: Okay. Anything else we need to talk about the trees? Good job with locating? Hesse: Yes. You can't expect everyone to know species, we didn't get species on some of them. I know what they are.-- - Rudasill: I know a post oak and a red oak and that's it. Hesse: I can, before we file this way, I'll go out and label these. Rudasill: If I may make a suggestion, one thing that would help, if you've got any books with leave types and stuff like that you could maybe put out a little pamphlet with some additional information for us. Hesse: We can. A lot of surveyors have really good books. This time of year you can't tell. You've got to know the trunk. Rudasill: Most of your oaks the leaves are still there so you can tell which ones are oaks because they don't shed their leaves. Hoffman: For some reason elms give me a big problem. I don't know why. Elms are kind of generic looking to me I guess. Rudasill: I'll -go ahead and modify the trees. Conklin: Laurel, just one other thing, Planning purchased a stamp for approved tree preservation plan and it's in red If this is the planned that's going to be approved, they are going to be stamped and we left a signature block. Hoffman: So you are going to stamp in the block. Conklin: Yes and signature. Then we will know what the approved tree preservation plan is. What I thought we would do is just bring it to the meetings so we know exactly what plans are approved so I don't have to experience what I experienced this summer and fall trying to find it. • Subdivision Committee Meeting January 11, 2001 Page 7 Hoffman: So we are going to keep a record set for the meetings is what you are saying? Conklin: Yes. I want one for my file and one for Kim's file. That's new also. We are going to start stamping these plans. We started doing that with the large scale developments for Planning Commission approved and dates on those. What was happening is we typically would label our plans for plat review, Subdivision Committee and Planning Commission but we never had "the one". Also, as a result, I found it kind of as a learning process going through all this, sometimes Planning Commission does make changes at the meetings or Subdivision Committee and we started asking for the actual plan that was approved to be revised based on your comments to go in the file. Hoffman: Like a cross access or something like that. Conklin: Yes. So we started doing that also. Hesse: If I can, for the landscaping end of it, Bill I'm assuming these are islands? • Rudasill: Yes. - — Hesse: There will be a curb around them? Rudasill: Well no, there won't be curb. We had not planned curbing on these. Conklin: They need to be curbed and guttered. That's part of the ordinance. Rudasill: The islands themselves need to be curbed and guttered? • Conklin: Yes. Edwards. The whole parking lot too. Conklin: He's showing wheel stops. The trees have to be protected. They can't be just put in the parking lot. It states in the ordinance it's with a raised concrete curb to protect them. -Hesse: It's needs some height because cars will run -right into them. Rudasill: Okay. We'll provide a barrier. • • • Subdivision Committee Meeting January 11, 2001 Page 8 Conklin: One question on that I have for Ron, does that work with the drainage not having a curbed parking lot? Ron Petrie - Staff Engineer Petrie: I'll make sure it would. Putting that in may change some gradings to make it work but it's been designed without them. Conklin: Without curbs, the entire parking lot. Rudasill: We are shaping the parking lot to carry the water to a specific point. We are not carrying along a specific curb. Hoffman: .Are you carrying -it to the -front ditch or to the drainage pipe? Rudasill: It would be carried to wherever our collection point is and then it will be directed to a very shallow swale so it will be a point discharge, it won't be just spread out over the entire parking lot. - Petrie: It is all going to the stream. Hoffman: Kim are done, do you have anything more before we move on? - Hesse: -I'm-done. - - Hoffman: Thank you. We'll get a revised plan showing the parking islands? Rudasill: Yes. Hoffman: Labeled tree species and more specific before your plats filed. Ron, do you want to go on and talking about drainage now? Petrie: I really don't have any comments on drainage. Those have been met. I haven't gotten clarification to whether you guys are asking for a waiver for street improvements? Rudasill: I was going to discuss that because it has been recommended by staff that there be a widening of the street. On behalf of the owner, I want to make the request. Whatever you choose to do as far as going to the Planning Commission, we'll go with it. At least 90% of Lewis Street is currently developed. There is no curb and gutter along the • • Subdivision Committee Meeting January 11, 2001 Page 9 entire length of Lewis Street. There has been recent development in which there were curb and gutters in the parking lot or on the development and no curb and gutter was required or widening of the street was required on Lewis. We just feel that unless the _ ._capital improvement program is done down there, no one else will be required to do curb and gutter. There won't be any other curb and gutter along the entire street --except for this one project. Both sides of the development, Washington Plaza and then there is another apartment complex to the north, neither one of those have curb and —gutter on them. We would have just 200 to -300 foot strip of curb and gutter and that's it until the City comes in and does an improvement. The school is down beyond that. There is very little undeveloped land left on Lewis Street. Hoffman: Which way is the school on here? Here is the radio station. Rudasill: Here is Washington.Plaza, this is all school, then there is residential here, residential all along Lewis, residential all along here, here's the soccer field, we've got parking lot all along this edge and then there is apartments all the way to Dean Street. Hoffman: Is this a joint as -built? Rudasill: Yes. That's the as -built park area, softball fields and basketball courts on the parking lot. Petrie: None of the apartments have been approved. Rudasill: No. No apartment developments or anything like that have been improved. They are already in place. They have been there a while. One development I'm talking about is they built a parking lot for the soccer field across the street which took up 500 or 600 feet of land and no curb and gutter was built on that side of the street. Petrie: I think you'll have to go to Planning Commission. Rudasill: It would have to go to Planning Commission for that waiver. Petrie: I think it would be beneficial to the Commissioners if they have the cost estimate attached to this just in case they do any improvements and they want an assessment. I -think-it would probably be beneficial.-- -- - Hoffman: There is a ditch now, so what we are talking about is putting a culvert, sidewalk and • curb and gutter, right? That aside, let me just say, since we are close proximity to the Subdivision Committee Meeting • January 1 I, 2001 Page 10 • school, I'm in favor of improvements because if we never put it in, they never get there. Rudasill: We are not adverse to putting a sidewalk in for traffic even though there are no sidewalk to eitherside for it to connect to, we are not adverse to putting a sidewalk in on the outside edge of the ditch. Hoffman: It may be twenty years before we have another one to connect to. Rudasill: Even at that, if we build the improvements, there is a good change they will be torn out when they do the final design on the road and build it. Hoffman: What do you now about the CIP project? Petrie: _It's notlisted. Hoffman: It's not going to be? You want me to go ahead and move to Chuck and we'll talk about the sidewalk issue and come back to this? What do you want to do? Petrie: Rudasill: Hoffman: The only other comment I have is, it shows some trees that you are going to be planting out in the parking lot, they are very close to this water line. I ask that those be set back about ten feet. Okay. _ _ _ That's .it?__Okay. So you are saying if he requests a waiver tt has to go to Planning Commission and he can get some figures together on it? Petrie: They may not want to do it now. Hoffman: How many years do we typically hold the money? Conklin: It's a five year period. After five years the applicant can request a public hearing at the Planning Commission to determine whether or not the improvement is imminent or if there is an improvement within the neighborhood that can benefit this development the money can be used for, or refund the money back to the applicant. Petrie: • Rudasill: I think we need a formal letter requesting it. I can do that and have it ready for Planning Commission. • • • Subdivision Committee Meeting January 11, 2001 Page 11 Petrie: Rudasill: Hoffman: We need that at the deadline, not before the meeting. I understand that. Have you got enough information on your drainage to do your final? I know we have been changing some of our drainage protocols, calculations, do we have enough? If this goes to Planning Commission? Rudasill: I've provided both Petrie: Yes ma'am What I want to do is to probably get some traffic calculations just to make sure this is meeting the rational nexus where this requires. I want to do a little bit more work on it. If this is widened here it would be appropriate for a development this size to provide additional findings on that. I wish Perry was here because I know he has some counts. Rudasill: It would because that's University housing. Hoffman: But if it goes to Planning Commission, the University is opening on the 18`" and the next Planning Commission meeting is when? Conklin: The 22'. Hoffman: So we can get one maybe. Conklin: The reports are going to need to be done on the 18th. We'll have agenda session on the 18`h so the reports will already be written. Hoffman: Does Perry have any historical data? Did we maybe do any traffic counts for the other zoning request that was denied down the street? Conklin: I'm not sure. Petrie: There are some that are scattered around. I'm not sure if they were nght here. Hoffman: That was for Sang though. That was done closer to Sang. Conklin: We can look and see what we have. • • • Subdivision Committee Meeting January 11, 2001 Page 12 Hoffman: I guess just take a stab at it and take a number of apartments in Washington Square, can we do that? Petrie: _I really need to know what the daily traffic that moves through. Get people driving across from one place to another. Conklin: We can see what we have. It's probably going to be difficult to get that by Planning Commission though. After the students get there, that will be Friday. Hoffman: Could Perry put a memo to put with this? Petrie: It would be beneficial to them to table. Rudasill: We don't want to table. We need to go ahead. We are already behind schedule. Petrie: I think there is a lot more traffic on that road. Hoffman: I usually cut through. I live on the other side of Wedington. Rudasill: Then you've got the soccer field and as -built. It's used quite a bit. Hoffman: I guess at this point all 1 can say is do your best. Rudasill: Most of the traffic that comes out of Washington Plaza goes towards the University instead of going towards Dean Street. _ Hoffman: I'll just ask if it's possible that Perry attach a memo for Planning Commission. Rudasill: He may have some information because of the soccer field and all that. Conklin: I think he typically does like a Tuesday or Wednesday or some standard you use when you count traffic, certain days you use. Hoffman: Okay. Ron, anything else? Petrie: No. Hoffman: Thank you very much. Chuck? • • • Subdivision Committee Meeting January 11, 2001 Page 13 Chuck Rutherford - Sidewalk and Trails Coordinator Rutherford: They made all the corrections I asked for. -Hoffman: -I guess the main issue is if we are going to accept improvements in lieu of and this will go to the Planning Commission. You'll have that delay. We could approve it as is now because you are meeting all the ordinance requirements, if you want that. Rudasill: The developer is here, he could answer that question. It's up to him as far as what he wants to do. Hoffman: Schultz - Do you want to come up and talk to us about it? _P_ve_been.pretty easy to try and get along with on this whole thing. I'm just trying to make a living. I'm Dale Schultz We are just trying to bring it in under budget. Chuck knows we try to comply and we planted all the trees we were supposed to plant. We --are not out there trying to do anything we are not supposed to, we just want to get it started. It's been since June. I would just assume get started. We 11 deal with whatever we have to deal with. My only question is, I requested to build that because the rest of it hasn't been developed, would it get tore up if they come in? Are we Just throwing good money out the bag? Hoffman: In your Judgment then, if you want us to approve it at this level, we can go ahead and require these improvements but we are not saying that we will. If you want to go to the Planning Commission, I'm getting mixed signals from you, do you want it approved now? Schultz- My question is, if we move on to Planning Commission, they can determine whether we need the improvement or not? Conklin: Yes. Hoffman: When we make our motions and stuff, I feel like it can go to the next Planning Commission meetings. Do you need to talk about parks, you got money in lieu? —Kim Rogers =Parks Operations Coordinator Rogers: We collected $9,000. • • Subdivision Committee Meeting January 11, 2001 Page 14 Schultz- They already got me. Hoffman: Okay. Don't feel like the Lone Ranger, they get everybody. Schultz: I'm hearing it from everybody I talk to, don't worry. PUBLIC COMMENT: Hoffman: I'll take public comment if there is anybody here that wants to talk about this project. Did we get any letters from neighbors or anybody? Conklin: I haven't heard anything. Hoffman: ._Since this.is_already.zoned._ Conklin: It's zoned R-3. Hoffman: There has been a public hearing sign up? - Conklin: Yes, sandwiched between apartments and School. Rudasill: It's all rental property down in there. Hoffman: I feel like it certainly looks like it meets all the requirements and my only thing I would be adamant about regardless of which way the road improvements go is with that sidewalk being put in since it's that close to the school. Rudasill: That's planned, that's never been a question. It's Just a matter of where it goes regarding improvements. If the road is widened then it will be closer to the road. If it's no curb and gutter and a ditch section it will be behind the ditch. Hoffman: You can deal with that? Okay. Is there is anybody else? Estes: Madam Chair? Hoffman: Yes. Estes: I have a question. Tim, we have an ordinance that of course mandates the tree • preservation plan, what authority is there for the tree preservation easement? • Subdivision Committee Meeting January 11, 2001 Page 15 Conklin: We want to make sure that if these trees are part... Estes: I understand the reason and rationale but is there an ordinance? Conklin: There is not an ordinance that says tree easement. There is an ordinance that says that you are required to preserve a certain percent of the trees and this is one way that if the ordinance states you have to preserve the trees, this is one way we are looking at making sure that everybody is put on notice that these trees will be preserved. We are not asking for anything additional from what the ordinance already requires. This is one legal mechanism that staff feels can be used to put everybody on notice so there is no misunderstandings in the future when this project comes back through for expansion. Edwards: This easement plat is recorded at the courthouse. Estes: My concern is that we don't step outside our ordinances and that there is an authority for tree preservation easement. Are you satisfied that authority exists? • Conklin: -I'm satisfied it exists because it's a condition we placed on there to make sure we are in compliance with the ordinance. • Estes: Because an easement is a dedication who is going to be responsible for maintaining this property? Conklin: - The -applicant is responsible for the maintenance of the property. The City is responsible - for the enforcement of the easement to makesurethe trees are preserved. Estes: So we won't find construction debris dumped back there on the easement and we won't find trash accumulating, if we do it's the simple owner is responsible for getting in there and cleaning it up and maintaining it? Conklin: That's my understanding how it currently works. If Kim goes out there and if you see material being stockpiled under the trees, you contact them and ask them to remove it. Estes: Five years from now if there is an old refrigerator out there, you can call the fee simple owner and tell him to get it out of there? Conklin: Yes. All we want to do is to make sure that the development rights are removed from this area By ordinance, with this tree preservation plan, it should already be removed. There seems to be some concern over notice to future owners and developers of what • Subdivision Committee Meeting January 11, 2001 Page 16 Estes: you can and can't do on a piece of property and this is one way we think that if you file it of record, through an easement, that everybody is put on notice and we can avoid misunderstandings in the future. What happens if the fee simple owner wants to go in and clear out the underbrush and drops a couple picnic tables in there and make it more of a park -like setting than a wilderness setting? What does a tree preservation easement mean to you? Conklin: It means that the trees are standing and being preserved, that's what it means to me. Kim, I don't know if you want to join in on this discussion and what it means to you but overall we are talking about preserving trees. We are talking about the trees will be standing there from now until they are gone in the future. For example, if they all blow over during a tornado or something, just like a utility easement or any other type of easement, they can always come back to the City and ask the City to vacate that easement. Rudasill: There is heavy underbrush. • Schultz: If I can just clear it out so it is more user friendly. • Conklin: Yes. Estes: That's where I'm going. Can a fee simple owner run a brush hog through there? Conklin: I.would say if you get with our Landscape Administrator. If he's talking about a bulldozer going through there and clearing it out, that's one thing. That's probably going to kill the trees, compacting the soil. If you are talking about removing underbrush which is not classified as a tree, I don't think that easement covers that. Schultz: Liability wise, there are kids playing in there. You know how our society has become. If kids want to go in there and play in the trees, if a family wants to go in there and have a little picnic or whatever, so you can move through the landscape. There is garbage there now. People have been dumping garbage there for years and there is all kinds of stuff in there. -Hesse: Washington County has been having problem with vagrants there. Basically, our department is not just here to keep people away from the trees. I do agree that it does need to be cleaned up for security problems. We can work together on that. • Subdivision Committee Meeting January 11, 2001 Page 17 Estes: We're where I wanted to be, is that a tree preservation easement means don't wack the trees down but you can go in there and clean it up. Conklin: Yes. Rudasill: With direction because I had that same question. Tree preservation is very stringent, you can run cars or traffic under those trees, you can't built a sidewalk under the trees and stuff like that so I needed clarification too. Hoffman: Are those notes put on the plan? Do they need to be put on the plan? Hesse: They may be. Rudasill: Basically we were going to rope off that easement so nobody during construction gets under there. As far as cleaning it out, we will eventually deal with it. Schultz. We'll probably clean that out but what I was going to do is build the first phase and • then go through there and level it out and clean it out so that when people do get in there or the kids want to play soccer or whatever. At this time we don't know if we are going to do anything financially with the rest of it. We may never pursue this any farther but I do want to have it so that it's not a nuisance or liability hazard. • Hesse: I've got several tree easement examples that include notes on maintenance that I can provide. - - Estes: That's another issue, an easement to me means a dedication, a piece of paper, is that they way we are going to do this? Conklin: No. We had a discussion probably five or six years ago with our City Attorney and Public Works Director regarding a separate instrument, document, piece of paper versus an easement plat. What was happening on the separate instrument documents, they were getting separated, the legal descriptions were bad because they were describing the actual easement boundary. What we were told was, if they show the easement on the plat as a graphic, line, polygon, that they don't have to describe those easements by meets and bounds legal descriptions separately. That has helped tremendously because we had a bunch of separate instrument documents that never closed and one wrong call and you were two sections over. You had an easement somewhere else in town. This is how we plan to do forward. • Subdivision Committee Meeting January 11, 2001 Page 18 Hoffman: I have one more question I just thought about. Do we require any screening from the adjacent property to the north? Conklin: Rudasill: Conklin: Well the property to the north is apartments so it's the same zoning district. All that was required was trees along that parking lot. One other thing we are starting to do with the tree preservation area is Sara has worked with out GIS department, they are going to start mapping these for us, so we will start keeping track geographically where they are located in the City. Rutherford: Laurel, I would like to add one comment. The concerns I can see coming at Planning Commission. Mr. Schultz has been very cooperative in the past to work with so I think anything he -says -he -Il do. - - - Hoffman: We really appreciate that. • MOTION: • Ward: I would like to go ahead to move to forward to the full Planning Commission LSD 00- 26.00 with the additional conditions about the utility easement along the north line, the landscape easement, you are going to straighten that out and put the tree islands in the --parking lot and..setsome of those trees further back from the water lines. Are you still interested in the traffic count? Hoffman: Yes, we need to have a letter requesting a waiver with a cost estimate and traffic —counts. - Estes: I second. Hoffman: Thank you. I concur and we will see you on the 22nd. Thank you very much. Is there any further business before us this morning? Conklin: We have no other business. Hoffman: We are adjoumed.