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Planning Commission Minutes July 24, 2001 Page 5 . lots based on the zoning district, plus an additional 3 lots for density bonuses for a total of 11 lots. Mr. Harlicker reviewed the density bonus detail, streets, lot sizes, open space provisions, grading, drainage and utilities, landscaping and environmental issues. The Park and Recreation Commission has recommended payment of park dedication fees in the form of cash, and that the applicant provide a trail easement along 207th Avenue, across Outlot B along the north boundary of the plat. Staff recommends approval of the plat with the 21 conditions listed in the staff report. Chair Pederson opened the public hearing. Steve Hickman, 20562 Victoria Drive, stated his concerns regarding oak wilt. He explained that he trenched his lot when building his home in order to preserve trees and he still lost trees. He felt that the lighting proposed for this development should be extended to their existing development to provide continuity. He also expressed concern that the homes built in this development would not be comparable to the homes in the existing neighborhood. Mr. Hickman stated that his main concern was the developer's agreement for Hilltop Woods Estates stating that any future phase of the development is subject to a condition that not more lots can be developed without an additional access to County Road 32. . Jim Brown, representing Dynamics Design and Land Co., applicant, stated that he has been working with the County Forester, Tim Edgeton, and that he has received a written response from him which was forwarded to Mr. Harlicker, regarding oak wilt prevention He stated that the home values proposed for this development will be upscale and "higher end" pricing. He stated that he was not aware of any agreement requiring a through-street to be built before development can occur. Mr. Brown stated that eventually through-streets will occur as development continues and there would be 30 - 64 additional lots in this area. He stated that he has contacted the County Ditch Inspector and he has no concerns. Drainage calculations will be going to Mr. Maurer for his review. Mark Malzahn, 20590 Victoria Drive, stated that the residents living in Hilltop Woods Estates have relied on the information in the developer's agreement which was recorded with their deeds, stating that no development can occur until Victoria Drive is extended to a thru-street. He did not feel the proposed development would have any continuity with their development, since their lots are 3 acres and homes are valued in excess of $200,000. He did not feel the property was suitable for cluster development and did not feel a comparable home could be built on the small lots being proposed. Anthony Pestello, 20511 Victoria Drive, expressed his concern for safety without another street outlet. He did not feel a cluster development was consistent with their existing development. Mr. Pestello expressed his concern for possible tree loss. He stated that he also trenched his property, spending thousands of dollars, and he still lost approximately 2,000 oaks. He felt that he had done a good job of saving trees and asked that the Commission make sure all measures were taken to save trees in this proposed development. Micke Juillerat, Lot 5, asked if the City ordinance does not allow a cul-de-sac to be more than 700 feet, how could this development be approved. Mr. Maurer explained that it has been City policy to allow "temporary" cul-de-sacs and require road connections be established within the plat for future extension when adjacent properties develop. . Mr. Juillerat felt that the turn onto Victoria Drive off County Road 32 was too sharp, and that this was a safety concern that should be taken into consideration. He noted that the