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Planning Commission Minutes January 23, 1996 Page 4 . noted that Mr. Nord has approximately 5-6 years remaining on a deferral for assessments. Also the Nord family controls the property north, south, and east of the proposed development, as well as west across County Road 1. Terry felt the city could expect some orderly development in the future when Mr. Nord either sells his property or develops it himself. At that point, a permanent access to the Oak Creek Estates plat could be made at the County Road 1 and 44 intersection. Commissioner Kuester asked how the proposed roads shown on the sketch for adjacent properties were determined. Terry Maurer stated that when the City acquired an easement through the Nord property for the trunk sanitary sewer, a "ghost" plat was laid out to show the easement would not prevent orderly development in the future. The access points shown on the ghost plat follow the topography of the land. The only concern Terry had is with the three lots on the north end of the plat that rely on a cul-de-sac being brought in a certain way on Nord property to the south, since there is nothing that says Mr. Nord has to develop his property that way. He stated the developers were informed that if an agreement could not be made with Mr. Nord for access to those lots in the future, the City would oppose the location of the three lots. Commissioner Minton advised the developer that the Planning Commission has a reputation for being very fussy about trees and would like to see a good tree saving plan. Also, Minton noted that well documented justification would be needed for a variance. . This item will be presented to the Planning Commission at the regular meeting on February 27, 1996. ....... -- ---..-----------..........................................."'...""".".............".""---.----.......".""",."............. 5i3.PI"€dimiI10wpkHREk:WesfbVbdHBomol"l,pGbIiCl-ledril1dCaseNd.P9tPt Staff report by Steve Ach. Dan Boman has requested preliminary plat approval to subdivide 110 acres into 11 single family lots. The property is located west of Jarvis Street (County Road 24), north of the 215th Avenue alignment and south of the 217th Avenue alignment. The site is within in the A-1 (Agricultural) zoning district which has a minimum lot size of 10 acres or a density of 4 per 40. The lots vary in size from 17 acres to 2-1/2 acres and meet the city's requirements for size, upland house pad location, as well as two possible locations for both septic and well. In order to gain access to the developable portion of the parcel, approximately 1.7 acres of wetland will need to be filled and replaced with 3.4 acres of wetland. The developer has requested that the width of the cul-de- sac shown on the plat be reduced from 32 feet to 28 feet. Steve noted that Anoka County will be sending a letter next week regarding additional right-of- way for future widening of Jarvis Street which is an Anoka County Road, as well as possible restricted access on Jarvis. This information will be passed on to the City Council when they review the plat at their February 26 meeting. Staff recommends approval of the preliminary plat with the 14 conditions as stated in the report to the Planning Commission dated January 23, 1996. . Steve noted that the road proposed in the plat was recommended by staff to provide possible connection points in the future as development occurs.