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Memo to Planning Commission/LU 01-06 December 17,2002 Page 2 • Overview Background In July 2001 the Planning Commission was asked to consider including this property in the Urban Service Area.The Commission felt that the adjacent 8 parcels should also be included in the request and recommended that staff include them in the analysis. Staff made a recommendation that the 80 acres on the south side of 175th Avenue be included in the Urban Service Area. The Planning Commission recommended denial of staff's recommendation. The City Council considered the application in November 2001 and denied the request. The applicant is now back before the Commission with the original request to include the 6 acre parcel in the Urban Service Area. Existing Conditions The applicant is requesting to amend the land use map to include approximately 6 acres in the Urban Service Area.The property is on the south side of 175th Avenue at the Polk Street intersection. There is an existing single family residence on the property. There is a small wetland on the property,located near the southeast corner of the lot.The property is fairly level with a small rise in the northeast corner,where the existing residence is located,and a shallow depression near the center of the site.The property is mostly open with scattered III trees. The surrounding properties are zoned R1a,which is considered Rural Residential with a 2.5 acre minimum lot size. The adjacent land uses are large lot single family residential. This parcel is one of 8 properties that are clustered on the south side of 175' Avenue east of Tyler Street.These lots are bounded by property owned by Cargill on the east, 175th Avenue on the north,Tyler Street on the west,and property that is included in the proposal for Elk River Station on the south. The properties on the north side of 175th Avenue are included in the Urban Service District. On October 20, 1997 the City Council amended the Comprehensive Plan to include the property on the north side of 175th Avenue in the Urban Service District.Included as part of this amendment was a condition that urban services would not be extended to this area prior to 2007. Sewer and water have been extended along 175th Avenue from Twin Lakes Road to the Park Pointe subdivision.The existing shallow well that provides water for the property went dry as a result of the dewatering done as part of the construction of Twin Lakes Road. The applicant reached a monetary settlement with the contractor regarding that well. The applicant has connected to the sewer and water services without being assessed and prior to inclusion in the Urban Service District. Analysis • S:\PLANNING\Case Files\LU 01-06 Cascade Land\PC12-17.doc