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Minutes 04/09/2002 PUBLIC HEARING APRIL 9, 2002 Present: Michael Gallagher Am Menconi Torn Stone Torn Moorhead Jack Ingstad Earlene Roach Chairman Commissioner Commissioner County Attorney County Administrator Deputy Clerk to the Board This being a scheduled Public Hearing the following items were presented to the Board of County Commissioners. Consent Agenda Chairman Gallagher stated the next matter before the Board was the Consent Agenda as follows: A) Approval of bill paying for the weeks of April 8, 2002 and April 15, 2002, subject to review by County Administrator B) Approval of payroll for April 18, 2002, subject to review by County Administrator C) Approval of the minutes of the Board of County Commissioners meeting for March 19,2002 D) Colorado Professional Rodeo Association Finals, September 13, 14 & 15,2002 E) Veeder Root Simplicity F) Telecommunications Equipment Sales and Installation Agreement G) Agreement for the final engineering design of the replacement Cemetery Bridge H) Resolution 2002-053, concerning appointments tot he Eagle County Regional Transportation Authority I) Resolution 2002-054, concerning appoints to the Eagle County Planning Commission. Chairman Gallagher asked the Attorney's Office if there were any changes to the Consent Agenda. Torn Moorhead, County Attorney, stated there are no changes. Chairman Gallagher questioned item D, the Rodeo Finals Contract. Rusty Williams, Director of Animal Control, stated the contract with Colorado Professional Rodeo Association is to host the finals on September 13, 14, 15,2002. Chairman Gallagher questioned finances. Mr. Williams stated the CPRA has been in Douglas County along with other locations and they have excellent references. He stated the expense of the rodeo will be approximately $20,000 to $22,000 for the County's portion. He stated they will be charging for rodeo tickets, dance tickets and concession sales. Some money will be made off of the golf tournament also. Chairman Gallagher asked if CPRA is looking for a permanent home. Mr. Williams answered yes and related they did want a 3 year contract but he would like to see how it goes the first year before offering them a larger contract. He stated the weather is better in this area than in some of the larger cities and they like the areas on the western slope. Commissioner Stone asked about the dates. Mr. Williams stated it is September 13, 14 & 15,2002 and is not a part of the 2002 County Fair. Commissioner Stone asked about the golf tournament. Mr. Williams answered stated they are working on using a local golf course but the fees will be 1 04-09-2002 paid by the golfers. Commissioner Stone asked Mr. Williams' opinion on the County's financial liability. Mr. Williams stated if no one carne they stand to lose a great deal. He stated they could lose between $5,000.00 to $8,000.00 dollars. He stated in a partnership however, they stand to gain. Commissioner Gallagher asked if they stand to gain an equal amount. Mr. Williams answered yes. Jack Ingstad, County Administrator, spoke to Mr. Williams being positive about this event. Mr. Williams stated he is very positive and believes they will make money on this event. He stated of course the first year is always slower than the following years. Commissioner Stone asked about other events they would be competing with. Mr. Williams answered there were none. Commissioner Stone moved to approve the Consent Agenda as presented, items A through I. Commissioner Menconi seconded the motion. The vote was declared unanimous. Settlement Stipulations Torn Moorhead stated there are no settlement stipulations for today. Commissioner Stone moved to adjourn as the Board of County Commissioners and reconvene as the Eagle County Air Terminal Corporation. Commissioner Menconi seconded the motion. The vote was declared unanimous. Mike Roeper moved to adjourn as the Eagle County Air Terminal Corporation and reconvene as the Board of County Commissioners. Commissioner Menconi seconded the motion. The vote was declared unanimous. Plat & Resolution Signing Cliff Simonton, Planner, presented the following plats and resolutions for the Board's consideration: Resolution 2002-055. To Approve A Special Use Permit For The Harkias Accessory Dwelling Unit (Eagle County File No. ZS-00089). He stated the Board considered the applicant's request at their regular hearing on March 19th, 2002. Commissioner Menconi moved to approve Resolution 2002- ???, approving a Special Use Permit for the Harkias Accessory Dwelling Unit, file number ZS-00089. Commissioner Stone seconded the motion. The vote was declared unanimous. Commissioner Stone moved to adjourn as the Board of County Commissioners and reconvene as the Local Liquor Licensing Authority. Commissioner Menconi seconded the motion. The vote was declared unanimous. Liquor License Consent Agenda Earlene Roach, Liquor Inspector, presented the Liquor License Consent Agenda as follows: A) Zino Ristorante Inc This is a renewal of a hotel & restaurant license. This establishment is located along Edwards Access Rd in Riverwalk, Edwards. There have been no complaints or disturbances during the past year. B) Ti Amo 2 04-09-2002 Ristorante Ti Amo This is a renewal of a hotel & restaurant license. This establishment is located along Hwy 6 in Eagle-Vail. There have been no complaints or disturbances during the past year. C) Atlas Pizza, LLC Atlas Pizza This is a renewal of a beer and wine license. This establishment is located along Highway 82 and El Jebel Road in El Jebel. There have been no complaints or disturbances during the past year. D) Poncantico Pizza Blue Moose Cafe This is a renewal of a hotel and restaurant license. This establishment is located in the village at Beaver Creek at 122 The Plaza. There have been no complaints or disturbances during the past year. E) Kensington Management Corporation Lodge at Cordillera This is a renewal of a hotel and restaurant license with optional premises. This establishment is located in Cordillera in Edwards. There have been no complaints or disturbances during the past year. F) GEMSA Corporation Cordillera Golf Club This is a renewal of a hotel and restaurant license with optional premises. This establishment is located in Cordillera at 644 Clubhouse Dr. There have been no complaints or disturbances during the past year. Commissioner Menconi moved to approve the Liquor License Consent Agenda for April 9, 2002, as presented. Commissioner Stone seconded the motion. The vote was declared unanimous. Eagle County Government Earlene Roach presented a special events permit for Eagle County Government for the Rocky Mountain Oyster Feed and the 2002 Eagle County Fair. The Oyster Feed will be May 18, 2002 from 5 :00 p.m. to midnight. The dates for the Fair are July 27 & 31, 2002 from 5 :00 p.m. to midnight, August 1 & 2, 2002 from noon to midnight, August 3,2002 from 10:00 a.m. to midnight and August 4,2002 from noon to 5:00 p.m. This application is in order and all fees have been paid. Commissioner Stone moved the Board approve the special events permit for Eagle County Government for May 18,2002 from 5:00 p.m. to midnight. Commissioner Menconi seconded the motion. The vote was declared unanimous. Commissioner Menconi moved the Board approve the special events permit for the 2002 County Fair for July 27 & 31, 2002 from 5 :00 p.m. to midnight, August 1 & 2, from noon to midnight, August 3,2002 from 10:00 a.m. to midnight and August 4,2002 from noon to 8:00 p.m. Commissioner Stone seconded the motion. The vote was declared unanimous. Commissioner Stone stated the County has not had problems with their licenses in the past and they have had very good staffing. He stated he was impressed to see a number of Fairboard members attend a TIPS training. He stated he appreciates the Fair and Rodeo being responsible with serving alcohol at these two events. 3 04-09-2002 The Shortstop Earlene Roach stated she sent the Board a memo with a copy of a stipulation and requested direction from the Board on whether to bring the applicant in before the Board. Commissioner Gallagher asked the Board to review the proposed stipulations and discuss the matter next week with County Attorney. Commissioner Stone moved to adjourn as the Local Liquor Licensing Authority and reconvene as the Board of County Commissioners. Commissioner Menconi seconded the motion. The vote was declared unanimous. Other Resolution 2002-056, Former Prisoner of War Day Chairman Gallagher Stone stated the only item under other is Resolution 2002-056, proclaiming April 9, 2002 as Former Prisoner of War Recognition Day Commissioner Stone read the Resolution for the record as follows: "Whereas, the noble ideals that became our Nation's constitutional foundation were formed over two centuries ago in the hears of courageous patriots who risked their lives in the name of liberty and justice; and Whereas, in answering the call to defend our ideals, generations of brave Americans have left home and family to protect our great Nation, some never to return; and Whereas, nearly 50,000 former prisoners of war live among us, including those held captive during World War II, the Korean War, the Vietnam War, throughout the Cold War era, and during Operation Desert Storm; and Whereas, we owe an incalculable debt of gratitude to these brave heroes who displayed great honor and indomitable wills and who sacrificed so much for our Nation and our Nation's people in the face of torture and abuse, enduring the loneliness and resisting despair while suffering the immeasurable loss of human dignity brought on by captivity; and Whereas, George W. Bush, President of the United Stats of America, has called upon the people of the United States to remember former American prisoners honoring the memory of their sacrifices; and Whereas, the President of the United States of America has issued a proclamation on April 4, 2002 designating April 9, 2002 as National Former Prisoner of War Recognition Day, 2002, and calling upon local officials to observe April 9, 2002 with appropriate ceremonies. Now, therefore, be it resolved, by the Board of County Commissioners of the County of Eagle, State of Colorado: That, the Eagle County Board of County Commissioners hereby designates April 9, 2002, as Eagle County Former Prisoner of War Recognition Day and calls upon its citizens to honor these individuals who sacrifices so much for our Country; and Further that, the Eagle County Board of County Commissioners remembers and calls upon the citizens of the County to remember those brave Americans who are still Missing in Action from all our wars, and to support their families in the quest for release of information concerning their loved ones. Moved, read and adopted by the Board of County Commissioners of the County of Eagle, State of Colorado, this 9th day of April, 2002." Commissioner Stone thanked Commissioner Gallagher for bringing the resolution forward and 4 04-09-2002 related he believes it most appropriate. Commissioner Menconi moved to approve Resolution 2002-056, proclaiming April 9, 2002 as Former Prisoner of War Day. Commissioner Stone seconded the motion. The vote was declared unanimous. PDF-00071, Bachelor Gulch Village, Filing No 3, Tract YY Jena Skinner, Planner, presented file number PDF-00071, Bachelor Gulch Village, Filing No.3, Tract YY. She stated the intent of this plat is to create both residential lots 112-115 in Tract YY of the Arrowhead at Vail Planned Unit Development, and easements as shown on the Plat. This development is located in the Lower Bachelor Gulch Village designation of the Arrowhead at Vail PUD guide (see attached). Staff findings are as shown on staff report and as follows: Pursuant to Section 5-280.B.5.b (3), ofthe Eagle County Land Use Regulations: a. This final plat DOES conform to the of the approval ofthe Preliminary Plat for subdivision. b. Required improvements ARE adequate. c. Areas dedicated for public use and easements ARE acceptable and; Pursuant to Sections 5-280.B.5 and 5-280.B.3.e. of the Eagle County Land Use Regulations: (1) Consistent with the Master plan. The proposed subdivision IS consistent with the Eagle County Master Plan and the Future Land Use Map of the Master Plan. Tract YY is has been previously approved as part of the Arrowhead at Vail PUD. (2) Consistent with Land Use Regulations. The proposed subdivision DOES comply with all of the standards of this Section and all other provisions of these Land Use Regulations, including but not limited to, the applicable standards of Article 3, Zone Districts, and Article 4 Site Development Standards. The uses contemplated as part of this Plat are uses currently allowed as a use by right in the Arrowhead at Vail PUD. a. Spatial Pattern Shall Be Efficient. The proposed subdivision IS located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of public services, require duplication or premature extension of public facilities, or result in a "leapfrog" pattern of development. i. Utility and Road Extensions. Proposed utility extensions ARE consistent with the utility's service plan or shall be required prior County approval of an amendment to the service plan. Proposed road extensions ARE consistent with the Eagle County Road Capital Improvements Plan. The roads found in this development are not County roads, but are maintained by Arrowhead The Road Impact Fees have been paid previously. ii. Serve Ultimate Population. Utility lines ARE sized to serve the planned ultimate population of the service area to avoid future land disruption which would occur if under-sized lines had to be upgraded. iii. Coordinate Utility Extensions. Utility extensions shall only be allowed when the entire range of necessary facilities can be provided, rather than incrementally extending a single service into an otherwise un-served area. This area is currently served by the Arrowhead Metropolitan District, as well as other utilities. iv. Suitability for Development. The property proposed to be subdivided IS suitable for development, considering its topography, environmental resources and natural, or human-made hazards that may affect the potential development of the property, as well as existing and probable future public improvements to the area. This area was previously designated for multifamily units until May of 200 1. The PUD was amended to allow for four single family homes instead (the change was neither due to topographical nor geographical reasons). v. Compatible with Surrounding Uses. The proposed subdivision IS compatible with 5 04-09-2002 the character of existing land uses in the area and DOES NOT adversely affect the future development of the surrounding area. There are single family residential units to the east of this development. Remaining tracts to the west, north and south, are primarily designated open space and/or recreation tracts. Commissioner Menconi moved the Board approve File No. PDF-00071, Bachelor Gulch Village, Filing No.3, Tract YY, incorporating the findings and authorize the Chairman to sign the Plat and associated SIA Agreement. Commissioner Stone seconded the motion. The vote was declared unanimous. PDP-00022 Woodland Hills PUD Preliminary Plan ZC-00050, Woodland Hills Zone Change Jena Skinner, Planner, presented file number PDP-00022 Woodland Hills PUD Preliminary Plan and ZC-00050, Woodland Hills Zone Change. She stated this matter was tabled from March 26,2002 to allow the applicant time to go back to those in opposition of the proposal to see if there could be a compromised reached. Torn Boni, Knight Planning, stated they met on April 2, 2002 at the Singletree Clubhouse with various concerned citizens, discussion revolving around density and precedent, site plan and architectural elements. Concerning density and precedent, the planning for this housing commenced in summer of 2000. They received sketch plan approval in 2001 with eight conditions. Each land use application is considered on its own merits. Plans and policies change and whatever plan is in place at the time of application is the one used. Site plan, the group expressed a desire for more of a townhouse cluster approach. However, the layout of these buildings achieve the maximum privacy and livability. David Nudell, applicant, stated when buying a unit individuals prefer an end unit and no shared walls. He stated they have accomplished those with this style unit. He stated he believes they could not have a tighter clustering. Mr. Boni spoke to the two spur roads proposed within the development. He stated they are agreeable to removing those from the proposal. Architectural elements, comments included a preference to stick built housing, more architectural details, changing the texture of the buildings and low maintenance. This product needs to stand up to time. Significant portions of the front and rear of the buildings will receive stucco and the remaining will be 50 year vinyl siding. A flue chase has been added in the middle of the front of the building and will be done in stucco. Chairman Gallagher informed the applicant this was government day and there are students present for those festivities. He explained to those students the way an application runs through the process. He stated one of the items that raise opposition from the neighborhood is density and architecture. Mr. Nudell explained the changes to the Board. He explained the front, rear and garage side of the buildings that will be stucco. He stated they have done what they can do to keep the maintenance costs down and to make the building look better. He stated it was a surprise to most in attendance at the meeting that the garage was 30 feet deep which has the capability to house recreation type vehicles. Mr. Boni stated May 29th was the last time the Board reviewed the sketch plan. He stated at the conclusion of that meeting there were 8 conditions. He reviewed those conditions as follows: 1. Except as otherwise modified by these conditions, all material representations of the Applicant in this application and all public meetings shall be adhered to and considered conditions of approval. 2. The applicant shall adhere to the Division of Wildlife memo dated February 26th, 2001. This requirement shall be incorporated as a component of the final Woodland Hills Park PUD guide to be submitted with the Preliminary Plan application. In lieu of kennels/no yards, the applicant shall incorporate strict leash laws with an escalating fine structure. 6 04-09-2002 3. Applicant shall comply with Eagle County's 1041 permit regulations. 4. A permit for the proposed point of access must be obtained from Eagle County prior to Preliminary Plan approval by the Board of County Commissioners. 5. All recommendations made by the Colorado State Forest Service memo dated March 9t\ 2001, shall be incorporated into the PUD guide and implemented at Building Permit issuance. 6. The applicant shall adhere to, and address the Colorado Geological Survey memo dated March 5th, 2001 as part of Preliminary Plan. Specifically, the following conditions apply to this application: a. A detention storage of 11,200 cubic feet will be required to detain the 25 year peak flow emanating from a 12.6 acre drainage basin to the south. A new drainage plan demonstrating where the drainage basin is located is required at Preliminary Plan submittal. b. Additional site-specific investigations and analysis to develop final design criteria for individual foundations is required at Preliminary Plan submittal. c. Foundation perimeter drains are required for any building to help prevent infiltration and to control wetting of potential expansive or collapsible soils in the immediate vicinity of the substructure. This note shall appear on the future Final Plat. d. Erosion and sedimentation control methods should be designed and in place prior to the start of grading. Once grading is complete, additional geotechnical investigations shall be performed to establish alluvium thickness or depth to competent bedrock, density and bearing capacity, and depth to groundwater. e. Prior to construction, any adverse conditions encountered shall be mitigated if necessary and incorporated into the final design of foundations. f. Existing septic tanks, leach fields, buried utilities, foundations and likely debris from past and existing uses must be excavated and disposed of offsite, not graded into the fill. This condition is to be carried over and incorporated as a condition of Preliminary Plan approval. 7. Pursuant to a memorandum from the Eagle River Fire Protection District dated March 3, 2001, all the proposed road networks must accommodate emergency vehicle turning radii. Additionally, fire hydrant spacing on improvement plans must be approved by the Eagle River Fire Protection Department prior to Final Plat approval. 8. At the applicants request, the approval of the 88 units, in regards to deed restrictions, are as follows: a) Must be Eagle County Resident or Eagle County Employer to buy any unit (Similar documentary paperwork as used in the Riverwalk PUD shall be incorporated). b) Permanent 3 % appreciation cap per year on 1 bedroom product i. 6 units at $120,000 per unit, 6 units at $135,000 per unit. ii. Allowance for periodic fix-up along set guidelines and prices for carpet, paint, appliances, etc. to be first approved by the Homeowner's Association. And then maximum sales price will be approved/signed off by a County Designate, and such agreement to be recorded at the County. c) 5 year, 3% appreciation cap on 10, two (2) bedroom units at $210,000 per unit. d) Initial and maximum price guarantees on all I bedroom and 10, (2) bedroom units subject to: i. No decrease in density. ii. No unexpected requirements placed upon project prior to Final Plat. iii. No unreasonable (10% or greater) increase in the cost of concrete, asphalt, or lumber. e) Any unit proposed to be re-sold with a 15% increase or greater over the purchase price must pay a 1 % transfer fee to be paid to Eagle County Housing Division. 9. No building permits shall be issued for this project unless projected sale costs can be met. Mr. Boni stated they incorporated the conditions of sketch plan into the PUD document. He 7 04-09-2002 continued to show slides of the proposal. The housing plan recommends housing be located in, adjacent to or in close proximity to a community center. In summary, what Woodland Hills represents is a private sector response to the need for affordable housing. The project is within the area that the Future Land Use Map identifies as community center. Terrill Knight, Knight Planning, stated from the start they have worked closely with staff and with the Master Plan and have worked with the neighbors. He stated they cannot meet everyone's goals and ideas. They have recreational amenities and space between the units. Commissioner Stone asked what is proposed to be done for fire protection/suppression and what prompts a sprinkler system. Mr. Boni stated they met with Carol Molson and Dan Stanek concerning fire safety. He stated they met the code requirements to not have sprinklers. He stated they bermed around the buildings. He stated they have made the building two stories on three sides. He stated there will be hydrants placed in certain locations as per Ms. Molson. Commissioner Stone asked what triggers the need for sprinklers. Chairman Gallagher stated it is a combination of square footage and water availability. Ms. Skinner stated sprinklers are determined by height and square footage and this project is not large enough. Commissioner Stone commented that both parties did the best they could to corne to terms with this proposal. He stated he found the letters submitted to be very civil and they responded that it is not good enough to be against something but to be for something in its place. He stated one of the concerns was density and that has not changed. The applicant has related this would not be a feasible project with less density. Mr. Boni stated the other change was the Spur Roads being removed. He stated another concern was recreation. They are meeting the requirements of the Land Use Regulations. He stated removal of the spur roads opens up additional recreational space. Commissioner Menconi asked if staff could summarize the points that led them to vote unanimously to approve this project. He asked the comments only relate to density. Bob Narracci, Planning Manager, stated the Planning Commission felt the density was beyond discussion. In making their decision they indicated they wished it was less dense but that the need for affordable housing out weighed the density issue. Other comments concerned the Highway 6 corridor. Commissioner Menconi asked about phasing of the 1 bedroom units. Mr. Nudell stated he plans on building the one bedroom units last as they are a break even or a loss part of the project. Commissioner Menconi asked about absorption of the units. Mr. Nudell stated he believes they will be absorbed as soon as they are built. He stated he has received reservations on 16 of the units. He stated the reservation fee is $500.00, then a financing contingency period. Commissioner Menconi asked if there has been any problems with waiting for two years for a one bedroom unit. Mr. Nudell stated no one has had a problem with waiting two years for a one bedroom unit. Commissioner Menconi asked about the design of a building. Mr. Narracci stated the current Land Use Regulations do not have minimum requirements regarding architecture. Commissioner Menconi asked if a file has been denied due to design. Mr. Narracci answered in Jefferson County, which do have design guidelines. Ms. Skinner stated the designation on the FLUM is community center and the property is located within that area. This is an appropriate site for affordable housing. Woodland Hills is 100% developable, with cluster and PUD's being preferred. Woodland Hills does not fall into any plan for 8 04-09-2002 open space on the Eagle County Open Space Plan. Going through the Edwards Sub Area Master Plan, they reviewed several items and this plan meets the majority ofthose sections. "The area should be developed as a focal point for local development with thoughts of becoming a Town. Openness, 25% shall be open space, Lake Creek and Squaw Creek Valley should be kept rural. The theme should be recreation oriented, development should blend with the area and colors should be muted. Local residents have requested several deed restrictions. Considering development intensity, the area is on the FLUM and the plan defines rural, community focus and speaks to transportation corridors. Ms. Skinner stated a majority of land appears to be un-developable. There are topographical constraints and the area should be clustered. The proposal is multi-family housing. Commissioner Menconi asked if Ms. Skinner read the letters received since the last meeting. It appears there is still an objection to the project. Ms. Skinner spoke to compatibility and related visually this project would be compatible with the surrounding area. Commissioner Menconi stated staff is looking at this plan in a visual manner. Ms. Skinner stated directly across the street are older homes, the mobile home park, Lake Creek Village Apartments and Brett Ranch. Commissioner Stone stated he considered this file very seriously and stated he cannot in good conscious approve this application. He stated he does not believe this project complies with smart growth. He stated this is not a personal comment, the applicants heart is in the right place, Knight Planning has represented the client well. He reviewed comments from the most recent letters from area residents and opponents of this proposal. He stated the comments he highlighted are the reasons he cannot approve this application. He stated he would like to see something that families will utilize and kids have a place to play. He stated they heard a group this morning asking for support with open space. Where the County has been remiss is requiring parks and open space. He stated they also have not zoned property for church's. He believes the best use of this land would be for churches, day cares, etc. He stated he does not want the Board to create side by side housing areas with no open space. The Board needs to maintain the integrity of the community and yet meets the needs of Eagle County. He stated he would like to see single story modular homes where you could own the land and the building. Commissioner Menconi stated he supports the direction the applicant is taking with the project. He stated he looks to staff and finds a better and deeper understanding of Edwards. Visual compatibility is a component of what is important for this area. He stated he is in favor of elongated circles along transportation corridors. He stated people are looking for opportunity for more attainable housing in Eagle County. He questions the true quality oflife in Eagle County. He stated jobs are an important facet of life. Eagle County is the best place to live. But you have to be able to live where you work. He stated this site should be set aside for this type development. He stated a lot of the building that is going to take place is for second home owners. The County does not invest in those areas for permanent residents. He stated he has listened to staff and the Planning Commission. He stated the other projects are denser. He stated 10 units per acre in this location works for what the Master Plan calls for and what is best for Eagle County. He spoke to the domino effect, stating the concern for the domino effect is not for the neighboring project but rather with the Heritage project. He stated he is in favor of the proposal. Commissioner Stone stated he envisioned something like Chatfield Comers in Gypsum, where the buyers would buy their property and put a modular on it. Chairman Gallagher stated he concurred with both Commissioner Stone and Commissioner Menconi. He stated around the middle of June the Edwards Master Plan should be done. He stated they are also exclusionary zoning and linkage for housing. Any project corning along, 30% of that would have to be affordable. If they were not in the middle of the Master Plan for Edwards he would vote for this project, however they are so close to completing that plan he would prefer to not approve this project until after that plan is completed. He stated he cannot say that this is a good project or a bad one. 9 04-09-2002 John Vengrin, Engineering Department, stated the two Spur Roads currently shown in the plan cannot be eliminated as it would not be in conformance with the Edwards Access Control Plan. He stated there are two lots to the east of the trailer park and to the west there are four lots. Commissioner Stone asked about combining access for all the properties. Mr. Vengrin answered that is the plan. He stated the properties to the west were slated to be in this area and it is designated combined access. Chairman Gallagher asked about the access plan and if it envisions one access for all those lots. Mr. Vengrin answered yes. Commissioner Gallagher stated in an earlier hearing the applicant spoke to a frontage road but referred to a mid lot access. Mr. Vengrin stated the frontage road would be too close to Highway 6. Commissioner Stone asked if they do combine the traffic from the adjacent traffic on both sides it would mean a lot more traffic through the Woodland Hills Project. He is concerned with that much additional traffic. Mr. Vengrin stated if it is 750 cars per day or less it is a residential street, more that 750 cars per day is a collector road. Commissioner Stone asked if the two adjacent properties were developed would the roads be adequate for all the traffic. Mr. Vengrin stated not as a residential street but it would as a collector road. He stated they would most likely look into another access onto Highway 6. Chairman Gallagher asked about trips per residence. Mr. Vengrin stated six per day per residence. Commissioner Menconi asked about the wetlands and if they could be built on. Mr. Vengrin stated that area is what is commonly referred to as Lake Edwards, which is open space for Brett Ranch. Commissioner Stone spoke to the lots next to the river and large setbacks. He stated he will not as a Commissioner, allow anyone to build close to the River. Mr. Knight stated it is good community planning to make connections and leaving in the spur roads would be good planning. He stated they agreed to take those roads out for the residents who were concerned about them but he prefers leaving them in. He stated they would like to analyze the new information and requested a two week tabling. He stated the will corne back to the Board with a final request. Chairman Gallagher asked if that gives them enough time to review the plans in process. Mr. Knight stated they are not asking to wait until the Edwards Master Plan is completed. Commissioner Stone moved to table file numbers PDP-00022 and ZC-0050, Woodland Hills, to April 23rd, 2002. Commissioner Menconi seconded the motion. The vote was declared unanimous. There being no further business to be brought before the Board the meeting was adjourne April 23, 200 Attest: Clerk to the Board 10 04-09-2002