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28 <br />2. The Community's expenditures for new or additional services required by the proposed land use <br />will be recovered if the proposal goes forward. <br />The anticipated expenditures for new or additional services are not expected to exceed those of <br />any other development. All development fees including park and trail dedication, stormwater <br />management, and sewer and water trunk fees will be paid by . the applicant. However, both <br />public and private schools are exempt from property taxes, therefore the proposed <br />development will contribute no taxes toward the cost of services including street maintenance, <br />plowing, emergency services, and other essential services. <br />3. Environmentally sensitive resources should be known, and as per section 177 -144 of the city code <br />• "Development shall be so regulated as to minimize risk of environmental damage to these areas." <br />A wetland investigation report was included with the preliminary plat and site plan data <br />submittals. One Type 3 (inland shallow marsh) was identified and delineated in July, 2010. <br />The proposed development provides landscaping adjacent to and limits the amount of <br />impervious surfaces in proximity to the wetland area. While tree cover is very light, the site <br />plan does propose to preserve several stands of existing trees on the site. <br />4. The potential of the parcel containing a greenway corridor or open space area should be <br />reviewed and if present, appropriate preservation strategies shall be employed. <br />Much of the site will remain as open /green space including athletic fields, an amphitheater and <br />trails. Furthermore, consistent with the Comprehensive Plan, the site plan includes a trail <br />easement along the wetland edge. A potential greenway corridor was identified as part of the <br />Natural Resources Inventory (NRI) that incorporates the wetland along the north portion of <br />Lot 1 of the development. <br />5. Sewer and water capacity is adequate to service the proposed development <br />There are services readily available in or near the intersection of Bunker Lake Blvd and <br />Armstrong Blvd. <br />6. The type of density transition, as required by Section 117 -110 of City Code, which will be utilized <br />as part of the land use, shall be identified and approved by the City Council. <br />No density transition is required for this project. However, a bufferyard is required around the <br />common property boundary with an existing single family home located on Puma St. The site <br />plan proposes a forty (40) foot wide bufferyard, consistent with City Code, with landscaping. <br />7. No urban development will be considered north of Trott Brook until the completion of the <br />Comprehensive Plan Update. <br />This property is south of Trott Brook. _ <br />Recommendation: <br />City Staff is recommending approval of the applicant's request for Comprehensive Plan Amendment <br />for several reasons. First, public /quasi public is not a land use typically planned for in the <br />