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. . . Planning Commission Minutes March 22, 2005 Page 3 MOTION CARRIED 6-0. 5.2. Request by ]effWerner for Land Use Amendment to Include Certain Properties in the Urban Service Area. Public Hearing - Case No. LU 05-01 Senior Planner Scott Harlicker presented the request by Jeff Werner to include certain properties in the Urban Service Area. Mr. Harlicker reviewed the existing conditions, zoning and surrounding land uses, and issues related to the request regarding the Comprehensive Plan update, sewer and water capacity, traffic, and buffer area issues. Mr. Harlicker stated that there are no limiting factors that would prevent this area from being included in the Urban Service area, and that it is a policy decision that the Planning Commission and Gty Council will need to make. Chair Anderson opened the public hearing. LaVonne Nordeen, 18168 Cleveland Street - Asked what the impacts would be for her if the request was approved. Ms. McPherson stated that since her property was not part of the application, her property would remain at the current 2 ~ acre lot size standard. She stated that the Gty Council could chose to amend the request and include everyone in this area. If so, sewer and water would be available and if property owners decided to develop, they would be assessed at that time for sewer and water. Ms. McPherson stated that she would not be forced to do anything. Ms. Nordeen asked what that lot size would be if the request were approved. Ms. McPherson stated that urban lots are between 11,000 -14,000 square feet. There being no one else to speak to this issue, Chair Anderson closed the public hearing. Commissioner Offerman stated that based on the information presented, there does not appear to be a problem with including the property in the Urban Service Area, but that he questioned the timing. He stated that he would like to see a more comprehensive plan for this overall area. Commissioner Stevens stated he concurred with Commissioner Offerman. He felt that the Gty Council made it clear when they denied the request for the property south of 175m that they want a plan for an entire area. He stated he would like to see the impact of the NRI study. Commissioner Stevens stated that he feels it makes sense to include the subject properties, but not at this time. Commissioner Westgaard stated that he also would like to see this entire area included in the Urban Service Area, not single parcels, from the south of line of Twin Lakes Road before it turns north, to the Gty's eastern boundary line. Commissioner Lemke stated that he felt this request was different from the previous request, and did not see a need for a "master plan". Ms. McPherson stated that she disagreed and felt there was some merit it looking at secondary transportation issues for the entire area. She stated it is important that they look at logical transportation systems if the density is going to change. Commissioner Lemke stated that he did not feel the Commission could deny the property owners to be included in the Urban Service Area until everyone wants to be included.