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Mr. Banwart stated that rather than platting wetlands as an ouflot, consideration should be given to dedicating that land to the City for water retention and trail purposes. Motion by Commissioner Deemer and seconded by Commissioner LaDue to table action on the request for sketch plan approval of Armstrong Addition pending review by the Park and Recreation Commission with respect to park dedication requirements as they relate to the wetlands and low area proposed to be platted as an outlot and City Staff and applicant working to resolve the need for provisions for future extension of 164th to remedy a situation of landlocked parcels. Further Discussion: Mr. Banwart explained to Lee Hanson that the Planning and Zoning Commission does not want to continue a situation of landlocked parcels and until they know the recommendation of the Park and Recreation Commission, they don't want to create additional problems. Commissioner Hendriksen noted that if the entire property could be taken into consideration, including the 30 acre outlot, the park dedication requirements would be sufficient to provide for a trail crossing at Trott Brook as well as a new alignment for park trail along the easterly side of Lot 1; in addition, 164th should be extended to provide access to landlocked property north of Lot 1; the city cannot demand park dedication on the 31 acre outlot so a development agreement is needed that would address all of the City's needs while being sensitive to the applicant's need for a lot less than 10 acres in size for financing purposes. Lee Hanson stated that he doesn't foresee any solutions to the problems discussed and tabling the case presents timing problems for his son to be able to start building his home. Mr. Banwart noted that he has discussed the problem areas in the plat and potential solutions to them with Mr. Hanson, including the eligibility to plat 5 lots that would all have access to a public street. Mr. Hanson's son indicated that he is only looking to have one lot to build on, not develop property. Commissioner Hendriksen replied that the Commission must do prudent planning for the City and is obligated to not allow things to happen that create situations that are detrimental to the City; Mr. Hanson's proposal closes off options for the outlot and property to the north; 164th was intended to continue on to access another parcel and not following through with that plan is a detriment to the next person; it is not the Commission's responsibility to resolve problems in plats and perhaps the applicant can work with Mark Banwart and the Park Commission to see that everybody's needs will be met. Commissioner Deemer stated that it appears the 31 acre outlot will become City property in the future through tax forfeit because it is unbuildable and unaccessible; the Commission wants the Park Commission's opinion regarding whether the City should acquire the property now as park dedication and eliminate the potential for problems associated with outlots; if so, then the only other issue to be addressed is providing for the future extension of 164th. Motion carded. Voting Yes: Chairman Zimmerman, Commissioners Hendriksen, LaDue, Bawden, Deemer, Thorud and Terry. Voting No: None. Case #2: Request For Sketch Plan Review Of Chestnut Pond Addition; Case Of Good Value Homes, Inc.: Mr. Banwart noted that the proposed plat of Cedar Acres, which was intended to provide access to Sunfish Lake Blvd. from the proposed plat of Chestnut Hills, has been withdrawn and the developers are proposing the plat of Chestnut Pond Addition which will provide access to Industry Avenue from the proposed plat of Chestnut Hills. Planning & Zoning Commission/June 5, 1990 Page 4 of 9