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Planning Commission Minutes January 23, 1996 Page 5 . Dan Boman, applicant, explained he is requesting the requirement for the cul- de-sac be reduced to 28 feet because of the additional cost. He felt his development costs are already extremely high to put in a mile of road for only 11 lots. Mr. Boman stated he will be building his home on the 1 7 acre lot in the development. Commissioner Minton stated he was not familiar with the 4 per 40 concept. steve Ach explained that 4 lots per 40 acres is allowed under the City's Zoning Ordinance, with a minimum lot size of 2-1/2 acres. Dan Boman explained some of the problems he encountered in resolving the wetland issues. Chair Dillon opened the public hearing. Cecilia Scheel, 10271 213th Avenue NW, expressed her opinion that it is unfair to require a road built to the property boundary. Commissioner Kuester questioned if a private road could be built to access the property. steve Ach explained problems have occurred as a result of allowing private roads. . Terry Maurer cautioned against allowing the 28 foot cul-de-sac, and the possibility of establishing a policy to allow a narrower road under special circumstances. He explained problems that have occurred in the past when roads are not built to the property lines. steve added that if a road is not completed in a particular development, people may assume they are on a cul- de-sac. Mr. Boman stated that the 28 foot cul-de-sac will save him approximately $2,000. Cecilia Scheel questioned if the Planning Commissioner have done a study of development costs. Chair Dillon stated he was not aware of such a study. COMMISSIONER MINTON MOVED THE PLANNING COMMISSION RECOMMEND APPROVAL Of THE REQUEST BY MR. DAN BOMAN fOR PRELIMINARY PLAT APPROVAL, PUBLIC HEARING CASE NO. P 95-9, BASED ON THE INfORMATION IN STAff'S MEMO, PUBLIC INPUT, AND SUBJECT TO THE fOLLOWING CONDITIONS: 1. A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND CONDITIONS Of THE PLAT APPROVAL AND NECESSARY ROAD CONSTRUCTION. THIS DOCUMENT NEEDS TO BE PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT fOR RECORDING. 2. ADDITIONAL RIGHT-Of-WAY AND OTHER COMMENTS AS REQUESTED BY ANOKA COUNTY BE INCORPORATED AS PART Of THE PLAT. 3. If THE DEVELOPER IS GOING TO SAVE THE TREES ALONG THE NORTH PROPERTY LINE, ADDITIONAL RIGHT-Of-WAY WILL NEED TO BE DEDICATED TO ALLOW THE ROAD TO BE CONSTRUCTED WITHIN THE CENTER Of THE RIGHT-Of-WAY. .