Agenda - Planning Commission - 09/07/2006

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~ and other retail uses. In staff's opinion the traffic generated by the proposed twinhomes will have a lesser impact on the existing neighborhood than other possible commercial uses. 2. The Community's expenditures for new or additional services required by the proposed land use will be recovered if the proposal goes forward. Staff is of the opinion that the proposed land use change will not increase the City's expenditures compared to the current land use designation. The subject property is currently within the MUSA. 3. Environmentally sensitive resources should be known, and as per section 9.21.01 of the city code "development shall be so regulated as to minimize risk of environmental damage to these areas. " There is significant tree cover on the site, a portion of which will be permanently preserved. There are no other known environmentally sensitive resources on the site. 4. The potential of the parcel containing a greenway corridor or open space area should be reviewed and if present, appropriate preservation strategies shall be employed. Not applicable. 5. Sewer and water capacity is adequate to service the proposed development Sewer and water have been extended down Ebony Street to service this property, as well as adjacent properties. 6. The type of density transition, as required by Section ~ .20.05 Subd. 3.c of City Code, that will. be utilized as part of the land use shall be identified and approved by the City Council. As discussed in the preliminary plat and site plan review, in staff's opinion the existing tree cover on the site (the portion that will remain after development), along with existing trees south of the site, satisfy density transition requirements. 7. No urban development, other than cluster subdivisions as allowed by'Section 9.20.11 of City Code, will be considered north of Trott Brook until the completion of the Comprehensive Plan Update. The proposed development is south of Trott Brook. 2