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Because the'¢roject proposes to develop more than 80 acres of agricultural, naturally vegetated, and forested land, environmental review is required. An Environmental Assessment Worksheet (EAW) will be.required as a part of the prelim/nary plat submittal. Current City, Code requires density transitioning between the project area and adjacent rural size. lots. A Tree Preservation Plan will .be required at the time of preliminary plat review and approval. A traffic generation analysis will also be required at the time of preliminary plat review. The sketch plan proposes to provide public access from Nowthen Blvd. and 168th Ave. from the east, and Garnet St, from the south. The City's Comprehensive Plan proposes the extension of 167th Avenue as a collector street through this subdivision. The submitted sketch plan is not consistent with this plan. If this sketch plan is to be approved, an adequate alternative location for this East /West collector roadway must be designated and approved by the City. The proposed plat will be reviewed for park dedic0tion requirements by the Park Commission at their Janum,'y meeting. Staff would note that the Park and Trail Plan shows trails through the subject property, both south of Trott Brook and along Nowthen Blvd. Recommendation: As the Planning Commission is aware, the Comprehensive Plan amendment to consider extension of urban services to the northern areas of the City is still in process. For that reason, City Staff is of the opinion that it is premature to make any recommendations on the proposed plan for the subject property and recommends tabling any decisions on the sketch plan. Commission Action' Motion to table the request for subdivision sketch plan approval from OakWood Land Developmbnt for Brookfield Addition. Review Checklist: City Engineer Asst. Community Development Director PC: 01/06/05 Copies To: Civil Engineer City Attorney 58