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Elk River Planning Commission Minutes March 23, 1993 Page 12 . Commissioner Tveite stated he would abstain from discussion and voting on this item due to the perception of conflict of interest, and removed himself from the table. Stephen Rohlf, Building and Zoning Administrator, explained the request. Dennis Backes, developer, and Virginia Barnier, property owner, are requesting preliminary plat review of a 113 lot subdivision on 121 acres served by City sewer and water and proposed in two phases. Mrs. Barnier and Mr. Backes have petitioned the City to have trunk sewer and water lines extended from their present location, westerly to the plat. Mr. Backes is proposing to accomplish the public improvements internal to the plat without City funding. Mr. Backes is also requesting a variance on the maximum length of a dead-end road. . Mr. Rohlf briefed the Planning Commission regarding Terry Maurer's memo dated March 16, 1993, item A3. One of the items lacking on the preliminary plat drawing is the boundary between phases. The preliminary plat drawing will need to have the appropriate information prior to the City Council reviewing the preliminary plat. There are three wetlands proposed to be filled to accomplish this plat. Stephen Rohlf briefed the Commission regarding the Wetland Mitigation Plan. The filling of these wetlands will have to go through a permitting process requiring joint notification of all governmental agencies, delineation of wetland boundaries, and review by the technical evaluation panel. Mr. Rohlf cautioned the Commission regarding the ownership of the large wetland areas, which will need considerable thought. Because this area is an area with numerous wetlands, staff is concerned that an adequate development plan be provided and approved by staff prior to City Council acting on final plat. Staff recommended grading in the plat be done by the developer at the same time as the road grading. The developer has provided an appropriate future road extension to access unsubdivided property lying north of this plat. No provision has been made to access Mrs. Barnier's western most 40 acres from this plat. Allowing for this would mean the elimination of at least 1 lot, but would also allow the City access to the adjacent wetland, if it is in City ownership. Mr. Rohlf discussed renaming current streets to: Elgin Drive, 192 1/2 Court, Denver Circle, 195 Avenue, Elgin Court. Approvals that must be obtained: UPA, MN Health Department, MPCA, NPDES, County Engineering, county Ditch approval, and the Army Corps of Engineers. There is a proposed trail in this plat, therefore, the Park and Recreation Commission will be considering this plat at their April 7, 1993, meeting. Stephen Rohlf stated staff is recommending preliminary plat approval for the plat of Meadowvale Heights with the 25 stipulations listed in staff's memo dated March 19, 1993. Variance . Elgin Street is 1,220 feet in length, therefore, a variance is needed. When this street is extended northward, for the subdivision of property adjacent to the plat, this cul-de-sac in question will meet the City's current 500 foot length.