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Planning Commission Minutes October 23,2001 Page 12 • water and sewer for the Highway 12/Fillmore area. Commissioner Baker asked if the density would be changed. Mr.Harlicker explained that next step would be to amend the land use and zoning designation in the Comprehensive Plan. Commissioner Ropp asked what the costs would be for a property owner to hook up to sewer and water. Mr.Maurer estimated that the trunk assessment would be$6,500 per acre, the lateral assessment would be $50 a foot (approximately $4,000),plus the costs for bringing the sewer and water from the right-of-way to the home. In addition,there would be charges for the actual sewer and water connections to the house. Mr.Maurer explained that it would be cost-prohibitive for these 8 single family residences to pay the assessments and they would be forced to subdivide their property and sell it. He noted that it has typically been the City Council's policy when including property in the Urban Service District,not to assess property owners the trunk and lateral assessment until a specified date in the future. Mr. Osman asked why a time line would be given to hook up. Mr.Maurer stated that the Council felt it was appropriate to allow the homeowners time to decide what they were going to do with their property. He stated that if the property is not included in the Urban Service District, they will not be assessed,but if it is approved the City Council would set a date. Commissioner Baker felt that it was time for the City to review the Comprehensive Plan and see if other changes are needed, as well. Discussion followed regarding 175th Avenue. Mr.Maurer stated that the current plans for 175th do not include sewer and water, but that adequate right-of-way will be provided for • possible future extension. Commissioner Franz stated that he felt a higher density for this area may be justified if the area was all cornfield,but it includes a large wetland complex which serves as a buffer. He felt this is a good reason why the area was not included in the Urban Service Area during the last Comp Plan review. He also felt a review of the Comp Plan was in order, to address these types of issues as well as areas for townhomes. Commissioner Baker stated that the future of the North Star Corridor is uncertain at this time. He felt it would be appropriate to review the Comprehensive Plan to see where the City is at and where it is going. Commissioner Ropp felt that it is possible a review of the Comprehensive Plan may allow areas with a rural character such as this to remain. He did not feel a compelling reason to bring the property into the Urban Service Area at this time. Chair Pederson stated that it appeared logical to bring the area into the Urban Service District, but after looking at it more closely, there is a considerable amount of wetland. Also, he felt that that it is unknown at this time if the transit-oriented community will happen. COMMISSIONER FRANZ MOVED TO RECOMMEND DENIAL OF THE REQUEST BY THE CITY OF ELK RIVER TO AMEND THE LAND USE PLAN TO INCLUDE CERTAIN PROPERTY IN THE URBAN SERVICE DISTRICT, • AS DESCRIBED IN THE STAFF REPORT TO THE PLANNING COMMISSION DATED OCTOBER 23, 2001, CASE NO. OA 01-11, BASED ON THE FOLLOWING FINDINGS: