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Home My WebLink About1996-10-30 Planning Commission Meeting Minutes RegularAGENDA REGULAR MEETING OF THE EDINA PLANNING COMMISSION HELD ON WEDNESDAY, OCTOBER 30, 1996 7:30 P.M., EDINA CITY HALL MANAGER'S CONFERENCE ROOM I. APPROVAL OF THE MINUTES: October 3, 1996 II. NEW BUSINESS: Z-96-4 R-1 Single Dwelling Unit District to POD -1, Planned Office District. 7128 France Avenue South (site of Lutheran Church of the Master). Pinehurst Properties. S Amendment of Comprehensive Plan. Quasi -Public to Office. S-96-6 Preliminary Plat Approval. Warden Acres Hallgren Replat. Part of Lot 35, Warden Acres. Ernest Hallgren/5809 Johnson Drive. III. NEXT MEETING DATE: November 27, 1996 IV. ADJOURNMENT .0 MINUTES OF THE REGULAR MEETING OF THE EDINA PLANNING COMMISSION HELD ON WEDNESDAY, OCTOBER 30,1996,7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS MEMBERS PRESENT: Chairman Johnson, Nan Faust, Workinger, David Runyan1A - nn " .......... ............ .......... .............. .......... ............. Bergman ......... ............ .......... .......... MEMBERS ABSENT: STAFF PRESENT: David Byron, C. Criag Larsen, Fran H I. APPROVAL OF THE MINUTES: Commissioner Runyan moved aero ..:.:.pro minutes. Mrs. Faust seconded the Miction. 11. NEW BUSINESS ....... .... .. ........ ..................... ........ .................... . . .......... Z-96-4 ent of iensive urs and, Geof Hoogen , 1996, meeting on carried. ling Unit District to POD -1, Planned Office ,ance Avenue (Lutheran Church of the Master). rties Public to Office -en informed the Commission the subject property is zoned R-1 and is de1'w'ith a church. The property is designated as Quasi -Public on the ......P. Comprehensive Plan Map. This designation includes churches, private schools, private golf courses and cemeteries. The proponents are requesting a change in the designation to office and a rezoning of the property to allow development of the 1 property with a four-story office building. Mr. Larsen reported the site for the proposed project has a total area of 182,000 square feet. The proposed four story office building would have a gross floor area of 91,000 square feet, which would comply with the maximum permitted Floor Area Ratio (FAR) of 0.5. Mr. Larsen pointed out the proposed development would CO-�npI ..W.d parking quantity and parking setback requirements. The proposed park liprovides the required 20 foot setback from all property lines. The., i!-.. rk ng s are the exa amount required d for a 91 000 square foot building.:.:.::::::::::::":':" q q.. Mr. Larsen asked the Commission to note traffic impact analysis of the proposed developme by the City Engineer. Continuing, Mr. Larsen noted the POD -1 did"ti stories or 50 feet. As proposed the building wp ld t 30 foot building height variance is requested''' have is has t .01lirii'Iding height to four 75 to'' SII. Thus, a 25 to titithis property for office use 'trsity and traffic impact of a reasonable transition to the cannot recommend approval of 1. Elim IN --tX.the. 72nd � ''i rb cut. The traffic study estimates 16% of the traffic would < N i access ''ani ' dost of that traffic would ass through the ;.: residenddrd fest of tk�te. 2. Si. � can ly46.1 he parking setback along Lynmar Lane. Staff would ,:suggest increa ti i 'setback from 20 feet to at least 40 feet. This would allow ;< a higher berm afire landscaping. The increased setback would eliminate up to 50 parking spices which would require a reduction in building floor area. 3: Reduce the he ht of the building. Although the height problem could largely be :: solved with.:: at roof, it may not be the best design solution. Staff prefers the ':::::::;:::::proposed€€if treatment to a flat roof, but we feel the absolute height must be The proponents, Mr. Lohman and Mr. Maenner were present representing Pinehurst Properties, Mr. Sokolski was present representing Lutheran Church of the Master, Mr. Milo Thompson, architect for the project was present and John Hagen, 2 traffic consultant was present. Commissioner Swenson questioned if Room & Board had limits placed on their building when constructed. Mr. Larsen responded the original Room & Board building was constructed in the 1960's, and complied with Ordinance requirements at that time. A few years ago the building was renovated, and continues to meet Ordinance requirements regarding height. Commissioner Faust complimented the neighborhood traffic plan submitted, adding she agrees with the cal.d.U.Istior .......... .......... as submitted will thread more traffic through the res.i.41btial s subject site, especially West 72nd Street, adding s.hy does presented by the development team that traffic on:....W st 72 ........ 16%. Mr. Fran Hoffman, City Engineer remarked submitted by the proponent he finds discrepancia-s-i"," espdd,i.:#: believes if this site is developed the proponent,ghayld subh' .................. .................... ..................... ....... ................ p .. flow. Continuing, Mr. Hoffman said in ....n pr .... ................ .............. ........... ..X.. ................... W ...... as presented, the neighborhood to the s ....... ....... . .... ....... ... ....... ....... . . .. .. " ....... .......... ..... .. .. . . .. . .. an, s a increase in traffic, reiterating, Mr. Hoff.."'..""""' t hid. .... ..... ..... local 0 ..... F""th mitigate the traffic. Traffic should ndt"burden.;.-.the ..... ..... .. ... ..... .............. ..... .............. n) on the the prop( a.st of the Street e traffic numbers 6.. -..growth factors, and improve traffic �.J..:Were to go forward i I see a marked should do more to this, with th " .."ening is wi wili-re.-Odential side streets, and the development team will need to ....... ..... .... ....... ...... ... i mp - -10knent a traffic m plan to address concerns. Mr. Hoffman said at this ti h' is quarrel is not.."M": nth the County streets, but with the increase in traffic the local . . ...... ...... I .......... .... ............ & gftWs will bear as-,��:result of this proposal. Commissioner McClelland stated she ................ ................ .. ........... .................. ................ bered report it directed cities within the Corridor to reduce ............................. .............. ........................... a ......... lready .......................... ............... ............... burdened streets are not strained. Mr. Hoffman said that is --study ,-s u y suggested if development occurs travel demand management t techniques should be implemented such as car pooling, flex hours, etc. Commissioner Runyan told Mr. Larsen he is curious about the proposed 3 buffering along the west side of the property, and how the finished product will look. Mr. Larsen explained at this point in the process there are no requirement to expand on landscaping, buffering, etc. At final rezoning landscaping requirements such as size of trees, type, height, etc. need to be addressed. Continuing, Mr. Larsen said any input from the Commission or residents at this time regarding buffering and landscaping are welcome. Mr. Lash ` `:"to."ld the Ca r M S'st�n representatives of Pinehurst met last evening with residentsf4i3jhborho> and their concerns are similar to the concerns ................................. expresse::d'by staff rX.>'ig: traffic. Continuing, Mr. Lohman stated he and Mr. Maenn r also reside i t' EdJh and want a quality project constructed on this site. Mr. Lohr h said the dev� rt rit team is very willing to work with staff on the buffer area, an f increasing the b fFer to 40 feet was recommended, he suggested a proof of ping agreement offer the additional area. Mr. Lohman stated in the opinion of the d 1ppment team::: 'cause of the proposed tenant mix parking demand may not t the spat s." ovided. Continuing, Mr. Lohman pointed out the proposed kslr+' located on a bus route which may reduce parking and traffic demand, an'd>€'eovelopment team is open to working with staff to mitigate traffic. Mr. Lohman explained to the Commission market studies have indicated in this area there is a high demand for executive office space. With respect to the height issue a similar building was constructed in 1991 in Wayzata, and was warmly received. Mr. Lohman said Mr. 4 Milo Thompson was hired to design a structure that meets the high quality standards the development team wanted to achieve on this site. Mr. Lohman stated we believe the proposed building design accomplishes this goal. Mr. Lohman pointed out Mr. Thompson is an award winning architect, and designed the office building in Wayzata. Mr. Lohman informed the Commission the proposed building is very expensive to construct, with the roof alone costing approximately one million dollars, but the roof can be removed. Concluding, Mr. Lohman said tenants will not pay for roof sPe, and if the 50 foot limitation is a must, the roof must be removed. Commissioner Faust complimented the desig Mr. Lohman if the structure in Wayzata is three stori Edina is four stories. Mr. Lohman responded the q Chairman Johnson asked if there is any Mr. Lohman said there are 50 parking stalls under Commissioner Swenson questioned whe said that decision has not been firmed, but feel; Commissioner Runyan asked France Avenue. Mr. Lohman said th Hazelton Road. hedge that iri: Thompson s:a:id''ts' trees, and reate a`. sumestibn of a flat not compatible with Commissi J. Mr. The is i€ the bui'Is i it d questioned noting th'isd. building ding in l�ltrayzafa Vit;.,stort'..z r the proposei ridding. �liverii.:e. made. Mr. Lohman iveries''t11k5ei�the lower level. parking area along West 72nd Street and `,::..:::find in response to Commissioner Swensons h" believe ':a high bay will be constructed with t. MW Thompson said the goal is to achieve fine appearance of the parking lot from from residential properties Mr. Thompson said yens and other vegetation to form a continuous natural and residential than a forced berm. Mr. s to ski' the impact of the building and parking area with ed. entranceplaza and turnaround area. In response to the I> Lohman, Mr. Thompson said in his opinion a flat roof is t -al properties. renson asked Mr. Thompson where trash containers will be said trash storage will be located directly under the garage €'rrian Johnson asked Mr. Thompsonif the development team ever considered a ramp on the west end. Mr. Thompson said he believes on -grade parking is better for this site, and a ramp was not considered. 5 Mr. Hagen addressed the Commission informing them he conducted a traffic study and came to the following conclusions and recommendations: 1) the proposed development will generate approximately 1,300 trips per workday, with approximately 175 trips during am and pm peak hours 2) traffic volumes on the adjacent roadway systems are increasing annually 3) the traffic on France Avenue will increase by 2000+ with the addition of the development 4) the existing signalization intersections of France Avenue with West 70th and Hazelton Road will provide acceptableervice for the increased traffic volumes with no improvements recommendeiat the intersections. 5) no roadway or intersection improveme is are re -r ended at intersections of West 72nd Street and Lynmar Lane a #fie so < PIA: riveway as well as Hazelton Road and 6 the intersection of France ""' with' # h 1. street is ....... acceptable for all traffic movements except eastbo n"id left-tura:>tr ffic noted it is recommended this intersection be moni#red to;dtermine ............ ...... ............ .............. ............. ................ ...... signalization. .................. Commiar'` SOstenson'aed Mr. Hagen if he could suggest any changes that would pre er `vel ie r'om...using local streets to access the site. Commissioner Swensdh""'said traffic t M -170th Street traveling east from Highway 100 is already head; and once work±rs1 a way to thread through the neighborhood to avoid the lig j t France and We t 70th Street, in her opinion more than 200 cars will travel tlgh this neighboffi ood. ,r Runyan questioned what would happen if the curb cut were 72nd Street. Mr. Hagen said if the curb cut were eliminated traffic se on Lynmar Lane. Mr. Lohman said there are measures that can be implemented to prevent vehicular traffic from using local streets. Continuing, Mr. Lohman said preventing, right- E- turns with signage is an option, and there are other options available. Mr. Hagen interjected compliance can be accomplished if there is enforcement. Chairman Johnson agreed signage could be implemented, adding restricted turns should also be implemented on Hazelton Road. Mr. Hagen reiterated restrictions are effective only if violations are enforced. Chairman Johnson stated he has seen some parking areas where ±�Increte curbing is used to prevent illegal turns, and questioned if that cou'Id be:;al `'option for this site. Mr. Hagen acknowledged that physical barriers are m4t':'fltive than signage and constructing barriers would be a viable 9 Mr. Mike Sokolski introduced himself as a Church of the Master adding he believes throughout:::# good neighbor, but is now experiencing a dwindlirt�''+ Commission the parish is aging, members are not winter elsewhere. In trying to gain new members the' mile radius there are 19 other churches, with sorr"e''of offering many amenities. Continuing, Mr. Sokolski:sa er made to sell the church site. He stated chum:>€ ................................. ................................. .................................. ..............I................... the market and use a competitive biddirg. :iiroce':'vitl into a purchase agreement with the church on fcti believes the project is very exciting,. rid is a:: jgh qu*,. iect. He stated the proposed office building is veryactive, ,and could Set a trend for quality redevelopment along France a nue. Conbluding,,M . Sokolski said the present physical church building is in r� ed of n.Imp rous repairs, reiterating a church on this site Men so many churches a is Ja such .: .6 r ity does not work. Mr. Sokolski urged thsinbers of..;:t€>missior'tvlwith the development team and the 9 p nei hbo'!''me u th;e;ntorkable solution that will benefit the church, 9 p .:..................:.:.... neiahborhi ndi•Edina. > > <::.:: Comms rr: Clellah f:: eferred to a traffic analysis survey completed by Ms. Anderson:r"aske''derson if any children who attend Cornelia school cross FranceVenue. Ms:":i'n responded no children walk to school that need to cross Frandir Avenue. Mr. Mark Sullivan, 7128 Lynmar Lane said in losing this church the r1 borhood be ame exposed to a marked increase in traffic, with the safety of the MW:rhood.;pht�l f'ren compromised. Mr. Sullivan said he does not agree with the t>' i € I repared by the proponents. He told Commission Members he ran a v'icl t�'t p `'OX the intersection at Lynmar Lane and West 72nd Street over a three day period and counted 2600 + vehicles during this time. Continuing, Mr. Sullivan said the existing parking lot contains parking spaces for 72 cars and if the proposal is approved residents will be looking into a parking lot with parking spaces for over 400 cars. Mr. 7 Sullivan said in his opinion Pinehurst puts too much traffic on West 72nd and this cannot be allowed to happen. Chairman Johnson asked if there are sidewalks along West 72nd Street. Mr. Hoffman responded there are no sidewalks along West 72nd Street. If sidewalks were to be constructed, they would be assessed to the neighborhood. Ms. K. Campbell (Bristol and West 72nd Street) reiteratedthere are no sidewalks on West 72nd Street, and the children use the streets t ",` to school, and to their friends. Continuing, Ms. Campbell said she aa+ciatealtiity of the building and its excellent design, but in her opinion.; he building: is., tt ing of a structure alongthis portion of France Avenue. Cotudin , IVtam `:;the:::>`' p 9 .....: p ............................:........: buffering is inadequate and property values will b6i'egatiuely impacted*:':':':*'*""::';�lt`'of ro sa this p p o I. Mr. Harvey Turner, 7315 Glouchester Avenue;' t>l-iced himself to Members of the Commission explaining he is the Planning Director fo'1.versity of Minnesota and has some concerns regarding the proposa:l;;lr. Turner`id`:he recognizes this project as a quality redevelopment, but bele : inn the be :: t -t est of the City to preserve the livability and protect the pr#rCy :f .residential neighborhoods to the greatest extent possible, and this.: ress:i#t with those standards. Continuing, Mr. Turner said the safes of neig>{orho€dren should be our greatest consideration. Mr. Turner pointed ut the amount of t--XItWic this proposal will generate onto our local streets will be etre. He:dded the.::ezoning process does acknowledge the importance f resident ' neighbdthoods, but in this instance everything has been maxi:M z .. the str € #ui eF ; rking, and increased traffic with minimal atrer� is at bufrr' ::the structir:frim the residential neighborhood, and traffic c' Tu < '::.d to the increase in traffic especially eastbound from vn#Fx.::.:r:;rrr`e:... P Y m Highway 10 , ointed t I.C.. is like water it will find the course of least 9 .. :.:........::::....::.. .......................... resistance wi'id-ii, W. 1:1 to wdd tht`d-gh our neighborhood. Concluding, Mr. Turner stated in his:;o r:iMbuildin :tco large and tall, with an over) large parking area. 9 9 Y 9 p 9 The resid ti >C neig ih shduld be protected from high density projects by step down bifering. Mr.id this site can be redeveloped to coexist with the neighkorhood, but the`risal before you this evening should be denied. Comm issioner':wenson said in her opinion traffic control is the main concern it may be-0-4cult to find the perfect solution that would completely prevent >hn Devereaux, 7133 Glouchester Avenue, stated in reference to the building that the clock tower is very high. He questioned the actual height of the building, and commented if the clock tower is needed. 0 Mr. Larsen responded the building height is between 75-80 feet. Commissioner Swenson interjected in her opinion the ridge line of the building is more visible than the clock tower. In response to building height Mr. Lohman said the pitch of the roof allows for all mechanical equipment to be contained under the roof out of view. Mr. Bagley, 4405 Claremore Drive told the Commission his:` oncern is that the structure is very high, and adjoins residential propertied, While:::' .6-imr osed building is beautiful in design, it is out of character with the re ;i f>the bu l it :along France Avenue. ........ ...... 11.....1......1.......... Mr. Harold Bagley, 7113 Glouchester told t t : om...... n he app i t ... buffer zones developed by the City. Mr. Bagley p�rrti:+t the traffic on 'Ffre°. Avenue has increased since the construction of the` €rl Lakes/Edinborough development. And the low density office/multi residnt;:Tang has buffered the single family residential from France. Mr. Bagley'said in 1 J -din on this proposal is too extreme and exposes the residential aspect to;.a 4ensity that: ........................... Mr. Tom Lohman said the develo�ient toaints to work with the Dem :Wicklund, 9'O5.Hillcrest'LAr a�ld the Commission as a result of this proposal: #:70th strop. of come a problem to access. Presently, West 70th Street is i>I!€ed-up `€it Shore Drive. Mr. Wicklund said people outside .....................:. ......................... this neighboi`nd�I�lnot reatii+<rnuch the traffic has increased for us since West 66th Streetl:l:t can tiiiit ossible to leave our neighborhood via West 70th .......... p Y 9 Street. _ . Commissionerltand said in all honestly she loves the building, but it is too mu F for this location:;::;::.Commissioner McClelland pointed out along the west side of 1=e Avenue the rtrjority of the structures maintain a low profile. Continuing, nissioner Mc�i""lland also pointed out with the lack of sidewalks in the rtorhood,trac is a real safety concern especially as it relates to neighborhood ctt3i>ie neighborhood children walk to school. Commissioner McClelland sai<i'eonse to Mr. Lohman's comments on taking off the roof that she really does not want to see a flat roof. She suggested removing stories to achieve a building more in keeping with the density along France Avenue. 0 Commissioner Runyan explained all properties in the City with public structures are zoned R-1, adding this site is very unusual. It is a large park like piece that abuts high density developments, and R-1 residential. Continuing, Commissioner Runyan acknowledged something will be developed in the future on this piece of property, but the present proposal, while the design is certainly high quality, the scale of the structure is an issue. Commissioner Runyan said in his opinion the proposed clock tower is a beautiful feature, but not necessary. Commissioner Runyan same really does not want to see a flat roofed structure, adding he believes thls..prowsal should be revised by the developer keeping in mind traffic circulation, red " 0r► iii building height, and increasing the buffer between the development a 'the reel t homes. Commissioner Runyan suggested tabling the issue. allow the<:p opd ...more time.... to reconsider their proposal. Commissioner Runyan moved to table Z-96SOmissioner seconded the motion. Chairman J >tina a flat r, France Avenue. n `commented that he doesn't believe Commissioners are two story structure. :her Workinger declared in his opinion the building is beautifully concern is with the transition. Commissioner Workinger stated traffic olled, and the proposed structure will have immense impact on Commissioner Faust said as she reviewed the traffic study submitted by the 10 proponent she came to the conclusion it is flawed, reiterating in her opinion the report submitted by the neighborhood is more realistic. Continuing, Commissioner Faust pointed out traffic on France Avenue, and West 70th is terrible at present, and with the development of the Centennial Lakes office park it can only deteriorate. Commissioner Faust declared the building is too tall in this area, and the height and mass should be reduced. Concluding, if traffic studies support the construction of sidewalks to keep residents safe, the residents should not be required to pay for them. Commissioner Faust said she is in favor of continuing the item allowing the prop.- ............ Hent tie to redesign ....... and recalculate traffic counts. Commissioner McClelland pointed out the CQirnission does not look at the economic aspect. She stated a believ.4 and mass is needed. ...................... Commissioner Runyan said he is not sure ali constructed on this piece of land. He added he be.li v0 # lowered, another traffic study should be undertaken, and' implemented to ensure that neighbors are not impacted by building height. Commissioner Swenson said structure is that it is too tall and too., plans re as presented should be u,lding height can be 3es can be IF<arking area, or as a transitional 11 S-96-6 Preliminary Plat Approval Warden Acres Hallgren Replat Part of Lot 35, Warden Acres. Ernest Hallgren/5809 Johnson Drive I ed singl Mr. Larsen informed the Commission the subip....ido'..' OP ....................... pro dwelling property with frontage on Johnson Drive. lot meas1U'reA.::*.1,:,, Oife t by 238. ...... ........ ................ U-4d....cre'a feet with a total lot area of 24,817 square feet. Th.8I" U ivislon: ,.X.Xproposed: " bd V . M . ...................... .......... ...... ....................... % ............. ........... ........... one, new buildable lot which would access Oak an unimprome--,.d..-..""*'*"""""""d"' g .................... ............... ................. ............. ............... ...................... .............. .................. - ............ ...................... ........... ................... - ........ easement. ........ ...... .......... Mr. Larsen asked the Commission to note th"'*e"":""r)"'r""o'."o"*'*'o*,."*e'*'*".d::..,:Iot is currently not served by City utilities. The City Engineer would e o...d5k::;q....the existing sewer . ......... ... . .... .................. .......... ...... and water in Oak Lane 50 feet south to serve,the'.: ot, Mr. Larsen pointed out the extension f O."I'lik"' U., 'a n o :.A., nqi�:southf:` nd then east to i.. ......................... .... ........... connect to Garden Avenue was anticipated . ..... I ........... .:06te in.dbir "i"J"""J" 1 1 Wj:V::::::Wons in the neighborhood. X. - The back part of this property would-11bgicallyi-i e a pa:i:t. his development. The X proposed lot is also essentially :th1%6",:.:.same size as the,two lots to the immediate north. ............. ..... .... appy ...... f1he proposed subdivision because it is consistent Staff r6bd';*"M:"':'*"'M'*'*:*"'S""n'ds apprm--, 1:-.01 with the estabi"e*"""""" Intc��iftern in the area. Staff also supports the variance h:." .......................... .....r".................... from the.... thdard fo" ..l.r.1h: age on an improved street. The necessary right of way exists X .. :1 : and the-"'foad could t:u development occurs. If not, it would be better to leav di-Ahe road as it e)ds.t o d a y. ....... .... t .. conditions: Fiffi-011'Plat Approval Developers Agreement Subdivision Dedication 12 The proponents, Mr. and Mrs. Hallgren were present and interested lot owner Ms. Sharon Herman was also present. Interested neighbors were also present. Commissioner Runyan observed the proposed new lot does not have the required 30 feet of street frontage. Mr. Larsen responded that is correct. Chairman Johnson interjected that a number of years ago (as a res W -of nearby subdivisions) Members of the Commission envisioned that thera€.wouid'be extended past the cul de sac, to connect with Garden, and this area, andel deep lots along Benton Avenue redeveloped. Chairman Johnson que i tined IVIi± ' l n if the variancc could be viewed as a temporary variance,. for the road m a p rY_. Mr. Larsen responded that could be correct ' Mr. Larsen said his f . ............ recommending the street frontage variance instead:--!:..:-... ring pavement'' v e road allows the cul de sac to remain as is, and if the aree' '' > .. developed no disturbance would occur to the existing vegetation. Continuing.; 11r ;=it n.:: inted out the variances required for lot area and width area result offfvubdivision Ordinance, and in his opinion the proposed lot relates to the;;establisheil31;'tf the area. Ms. S:hrdi€i€an, 70'1iiS11annon Drive introduced herself to the Commission as the "eeg ... ovine . h' :new lot if the subdivision is approved. Ms. Herman said the footpri l"."bf the house` ' ► 1' nge from what was submitted. Ms. Herman said she wants"€fo achieve a walktrfambler on the site, and the footprint may not be as skeed as the footprin'indicated on the plan. - Mrs. Katheddia' Hallgren, 5809 Johnson Drive told Commission Members she anted in,herhome for 30+ years, and in her opinion does not believe the :::p::rton Avenue will ever organize so further subdivision of the area can -11 < t:9 previously intended. Ms. Herman questioned the cost of sewer and water hookup, stating she is confused with price -quotes she has heard from the City Engineer. 13 Mr. Hoffman responded in his opinion if Ms. Herman purchases the lot the assessment for sewer and water should extend into the right-of-way to serve the new lot, not from the cul-de-sac. Continuing, Mr. Hoffman said if the road is extended through, sewer and water will also need to be extended to serve the new lots. Reiterating the proponent should be aware if the road is extended along with sewer and water her property will be also be assessed for the road improvement. Concluding Mr. Hoffman said payment of the assessments should be worked out between.:;;tMe current property owners and Ms. Herman. Commissioner Workinger said he believes it some of the cost of the road if it is extended, along. from the cul-de-sac into the right-of-way. Mr. Hallgren pointed out sewer and water is easily accessed for the proposed lot, so why exten never improved. Mr. Hoffman responded that can, believes extending sewer and water into the right (i Ms. Herman asked if the sewer special assessment. Mr. Hoffman reit owners and you want it handled. extend nent bea water .: n the cul de sa€iit�i can be p right-of-way if the road is *ed. and reiterated he handled as a current property Mr. Richard Bale, 5805 Oa::'Lane said he is concerned with the removal of the trees if the road is extended. .... ng was adjourned at 10:40 p.m. Immilm 011,110141"I�"100k ie Hoogenak 14