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City Engineer Jankowski replied that the DNR does not have a problem with putting utilities <br />through a wetland. The City's plan is to basically parallel the ditch as closely as possible with <br />utilities, and they most likely will be aligned on the east side. However, he stated that these are <br />concept plans only and there is no specific utility plan drawn up at this time. <br /> <br />Mr. Kleckner stated that he is requesting to be able to do what he can with this property now under <br />current zoning regulations without City sewer and water .being available and without it being <br />located in the MUSA. At some point in the future, if it is determined that it is economically feasible <br />to extend sewer and water to the property and develop it to a more intense use, then it may be <br />done. <br /> <br />Commissioner Hendriksen stated that the City cannot prohibit Mr. Kleckner from platting his <br />property in accordance with current applicable regulations. <br /> <br />Mr. Kleckner stated that he does not care to make the amount of investment it would take to <br />preliminary plat the property at urban densities only to find out in a year or two that it is not an <br />economically feasible project. <br /> <br />Commissioner Hendriksen referred to an earlier comment from Mr. Jankowski that implied that the <br />highest and best use of the property would be at urban density standards. Commissioner <br />Hendriksen stated that two lots on 20 acres that backs up to a wetland could be a significant <br />incentive for somebody to build more expensive dwellings on the property, and this might be the <br />highest and best use versus 7 or 8 average homes. <br /> <br />Commissioner Deemer noted that the platting process will require Mr. Kleckner to show at least a <br />sketch plan for ultimate resubdivision of the property. <br /> <br />Mr. Jankowski noted that the intent of the urban reserve district and the minimum 10-acre lot sizes <br />is to preserve parcels large enough for development when sewer and water is available. <br /> <br />Mr. Kleckner stated that he only wants to plat two 10-acre lots. <br /> <br />Mr. Jankowski replied that City Staff would like to see a shadow plat to urban density because it is <br />in the urban transition zone and is intended for urban lots. <br /> <br />Commissioner Deemer stated that he is not in favor of Mr. Kleckner platting just two 10-acre lots <br />unless he can prove that it is the only feasible way to develop the property. Commissioner Deemer <br />stated that Mr. Kleckner contends that extending services to this area east of the County ditch will <br />be too expensive in relationship to the number of lots that can be created, but Mr. Kleckner is the <br />one who is separating the property on the east side of the ditch from the property on the west side <br />of the ditch. The cost comparison to develop the property in terms of the number of lots for the <br />cost of services should be compared to the number of lots feasible on the entire 50 acres and not <br />just that part of the property east of the ditch. <br /> <br />Mr. Kleckner inquired if his proposed sketch plan meets current zoning regulations. <br /> <br />Mr. Jankowski replied that it does but that it does not meet the intent of the City's land use plan. <br /> <br />Motion by Commissioner Hendriksen and seconded by Commissioner LaDue to recommend that <br />the developer proceed to request preliminary plat approval of Fox Knoll. <br /> <br />Motion carried. Voting Yes: Chairperson Bawden, Commissioners Hendriksen, LaDue, and <br />Thomd. Voting No: Commissioner Deemer. Absent: Commissioners Holland and Terry. <br /> <br />Planning Commission/August 11, 1994 <br /> Page 4 of 5 <br /> <br /> <br />