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Traffic impacts from the proposed development are being considered as part of the <br />preliminary plat case; staff will be reviewing the results of the traffic impact analysis at <br />'the meeting. [t should also be noted that Marigold Pond is creating an important <br />connection from an existing neighborhood to Highway 47. <br /> <br />2. The Community's expenditures for new or additional services required by the proposed land <br />use will be recovered if the proposal goes forward. <br /> <br />Staff is of the opinion that the proposed land use change will not increase the City's <br />expenditures compared to the current land use designation beyond what will be captured <br />in fees from the development. <br /> <br />3. Environmentally sensitive resources should be known, and as per section 9.21.01 of the city <br />code "development shall be so regulated as to minimize risk of environmental damage to these <br />areas." <br /> <br />The subject property contains a large wetland area, for which the developer is <br />voluntarily creating a 10-foot buffer. <br /> <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 /> <br />The current Park and Trail plan shows a trail along Highway 47. The Park and <br />Recreation Commission is in the process of updating this plan; a draft plan shows a trail <br />connection from 47 east to the Rum River. Staff is recommending that the preliminary <br />plat be revised to include this connection. <br /> <br />5. Sewer and water capacity is adequate to service the proposed development <br /> a, Existing residents shall not be assessed for any necessary improvements <br /> <br />Engineering 'staff has determined that sewer and water capacity is adequate to service the <br />proposed development; this has been verified by Metropolitan Council staff <br /> <br />6. The type of density transition, as required by Section 9.20.05 Sub& 3.c of City Code, that will <br />be utilized as part of the land use shall be identified and approved by the City Council. <br /> <br />Density transition is also being addressed as part of the preliminary plat submittal. With <br />the large wetland area and number of trees, the site is already well-suited for density <br />transition between the new homes and existing homes. Staff is of the opinion that density <br />transition is sufficient on the site with some additional landscaping in a few areas. <br /> <br />7. No urban development, other than cluster subdivisions as allowed by Section 9.20.11 of City <br />Code, will be considered north of TrQtt Brook until the completion of the Comprehensive Plan <br />Update. <br /> <br /> The proposed development is south of Tro)t Brook. <br /> <br />18 <br /> <br /> <br />