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Planning Commission Minutes July 24, 2001 Page 3 Staff report by Scott Harlicker. Cascade Land Company is requesting to amend the Comprehensive Plan to include approximately 6 acres in the Urban Service District. The property is located on the south side of 175th Avenue at the Polk Street alignment. Mr. Harlicker reviewed activity within 1/4 to'/Z mile of the site which include the Northstar Corridor station, the proposed Elk River Station PUD, and possible extension of utilities on 175th Avenue when road improvements are done. Staff requests that the 8 nearby residential properties on the south side of 175th Avenue also be considered with this request. Commissioner Mesich asked where the wetlands were located in this area. Mr. Harlicker indicated wetland areas on the map. Commissioner Mesich asked when 175th Avenue is proposed to be improved. Terry Maurer, City Engineer, stated that road improvements are scheduled for 2002. Commissioner Schuster asked why utilities would be extended on 175th at this time. Mr. Maurer explained that it would be cost-effective to construct the utilities when the road is torn up anyway. He stated that the City is receiving pressure to develop the Mitchell property, and that Kliever Lake Hills and Kliever Lake Fields plats are already being processed. He noted that the Council has not made a decision on these properties Commissioner Schuster asked if the utilities are not put in now, how and when would utilities be put in later. Mr. Maurer explained that they would be placed in a corridor along the road (in the right-of-way) in 2007 as planned. Commissioner Baker asked why the 2007 date was established. Mr. Maurer explained that this area was included in the Urban Service District as part of the Comprehensive Plan update, but the Council wanted to give the residents time to decide what they wanted to do with their property. He stated that the Council did not want to force the residents to hook up to city sewer and water if they did not want it. Commissioner Baker asked what the ramifications would be if the entire 80 acres were included in the Urban Service District at this time. Mr. Maurer stated that it would be available for development with services, but that residents that don't want it yet would not pay for it and that developers would bear the cost of extending utilities to a particular property. Mr. Maurer noted that from an engineering standpoint, there is no reason utilities cannot be extended to the area. He explained that the system has the capacity to handle this area and that any properties hooking up to services would help pay the cost. Chair Pederson opened the public hearing. Jim Brown, representing Cascade Land Co., applicant, agreed with staff's recommendation to look at this entire area. He noted that his company owns property on both sides of 175th Avenue NW. Diane Brinson, resident on 1751h Avenue, stated that there are wetlands in the southeaster corner of the subject property. She felt that only 2 of approximately 15 property owners in this area are interested in selling their land for development. She asked what is being - proposed for the property. Mr. Brown reviewed a sketch for 11 lots which would include townhomes and single family residential homes. Commissioner Mesich asked how many homes would be built. Mr. Brown stated that approximately 92 homes could be built on the total 80 acres of property. He stated that they are aware that they would be required to pay the costs to extend utilities to the property.