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Planning Commission Minutes <br /> July 24,2001 <br /> • Page 3 <br /> Staff report by Scott Harlicker. Cascade Land Company is requesting to amend the <br /> Comprehensive Plan to include approximately 6 acres in the Urban Service District. The <br /> property is located on the south side of 175th Avenue at the Polk Street alignment. Mr. <br /> Harlicker reviewed activity within '/a to % mile of the site which included the Northstar <br /> Corridor station,the proposed Elk River Station PUD,and possible extension of utilities <br /> under/with 175th Avenue when road improvements are done. Staff requests that the 8 <br /> nearby residential properties on the south side of 175th Avenue also be considered with this <br /> request. <br /> Commissioner Mesich asked where the wetlands were located in this area. Mr.Harlicker <br /> indicated wetland areas on the map. Commissioner Mesich asked when 175th Avenue is <br /> proposed to be improved. Terry Maurer,City Engineer,stated that road improvements are <br /> scheduled for 2002. <br /> Commissioner Schuster asked why utilities would be extended under/with175th at this time. <br /> Mr.Maurer explained that it would be cost-effective to construct the utilities when the road <br /> is torn up anyway. He stated that the City is receiving pressure to develop the Mitchell <br /> property, and that the Kliever Lake Hills and Kliever Lake Fields plats are already being <br /> processed. He noted that the Council has not made a decision on these properties <br /> Commissioner Schuster asked if the utilities are not put in now, how and when would <br /> utilities be put in later. Mr.Maurer explained that they would be placed in a corridor along <br /> the road (in the right-of-way) in 2007 as planned. <br /> Commissioner Baker asked why the 2007 date was established. Mr.Maurer explained that <br /> . this area was included in the Urban Service District as part of the Comprehensive Plan <br /> update,but the Council wanted to give the residents time to decide what they wanted to do <br /> with their property. He stated that the Council did not want to force the residents to hook <br /> up to city sewer and water if they did not want it. <br /> Commissioner Baker asked what the ramifications would be if the entire 80 acres were <br /> included in the Urban Service District at this time. Mr. Maurer stated that it would be <br /> available for development with services,but that residents that don't want it yet would not <br /> pay for it and that developers would bear the cost of extending utilities to a particular <br /> property. Mr.Maurer noted that from an engineering standpoint,there is no reason utilities <br /> cannot be extended to the area. He explained that the system has the capacity to handle this <br /> area and that any properties hooking up to services would help pay the cost. <br /> Chair Pederson opened the public hearing. <br /> Jim Brown, representing Cascade Land Co., applicant, agreed with staff's <br /> recommendation to look at this entire area. He noted that his company owns property on <br /> both sides of 175th Avenue NW. <br /> Diane Brinson, resident on 175th Avenue, stated that there are wetlands in the <br /> southeastern corner of the subject property. She felt that only 2 of approximately 15 <br /> property owners in this area are interested in selling their land for development. She asked <br /> what is being proposed for the property. Mr. Brown explained the concept plan for the <br /> subject property. <br /> Commissioner Mesich asked if the developer has contacted the school district to find out <br /> what the impact of this number of homes would be on the school district. Mr.Brown stated <br />