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Planning Commission Minutes November 14, 2006 Page 6 13. A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST OF THE IMPROVEMENTS SHALL BE SUBMITTED PRIOR TO THE RELEASING OF THE PLAT FOR RECORDING. 14. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF APPROVAL. 15. APPROVED STREET SIGNAGE PLAN SHALL BE SUBMITTED PRIOR TO FINAL PLAT APPLICATION. MOTION CARRIED 7-0. 5.6. 5.7. 5.8. 5.9. Planning Manager Jeremy Barnhart presented the request by Elk River Holdings for a Land Use Amendment, Rezoning, Conditional Use Permit and Preliminary Plat. The applicant proposes to subdivide 276.82 acres, located east of County Highway 40 and south of Viking Boulevard, into 452 single family lots and 6 outlots. The lots range in size from 9,750 square feet to 36,887 square feet, with 29,75 acres being dedicated for a school and 10 acres for a park. The project will be completed in 8 phases. He noted that access will be provided for the two property owners who do not wish to sell. Mr. Barnhart reviewed recommendations regarding the park dedication, transportation, trails, and sidewalks, natural resource, landscaping, as well as the basis for the Comprehensive Plan amendment. Commissioner Stevens asked which stands of trees would be retained. Mr. Barnhart stated that more clarification is needed as to where those trees are, noting that as many trees as possible will be saved. Commissioner Offerman asked where the phasing will start. Mr. Barnhart stated that development will begin on the south, working northward. Commissioner Scott asked what was decided on the concept for a ttuinel under County Highway 40 to connect the two schools. Mr. Maurer stated that it was not feasible. Commissioner Scott asked how they will be connected. Mr. Maurer stated that there will be a crossing at the intersection of County Highway 40 and 191 Avenue, and if the second school and the park are completed, the intersection will need to be signalized. He noted that there have been discussion regarding an overhead pedestrian crossing, but no decision has been made. Chair Lemke opened the public hearing. Chris Holzem,19246 Baugh Street -stated his property abuts the subject property on the west side. He stated that most of the lots next to this property in Anoka County are five acres in size, with nothing less than 2 1/z acres. He asked if there has been any agreement with Burns Township to develop the roads. Mr. Maurer stated that two meetings have PUD (Planned Unit Development), Public Hearing -Case No. ZC 06-01 Request by Elk River Hodings for Conditional Use Permit for Residential Planned Unit Development, Public Hearing -Case No. CU 06-02 Request by Elk River Holdings for Preliminary Plat Approval (Liberty Heights Estates of Elk River), Public Hearing -Case No. P 06-03