Minutes - Council - 09/26/2006 - Laserfiche WebLink

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3. Environmentally sensitive resources should be known, 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. " The proposed land use change would increase the amount of housing units allowed on this property, thus increasing impervious surface coverage. However, the development is respecting the wetland buffer ordinance and the applicable setbacks. The proposal plans to preserve 63% of the trees on the site and proposes 36% of the total land area to be dedicated for usable open space/recreation areas. Stormwater is proposed to be ponded on-site, in accordance with applicable City Code sections. 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. The proposed subdivision provides public access to the existing wetland open space areas by constructing a trail outside the wetland buffer, extending from Alpine Drive to the existing trail on Nowthen Boulevard. Public access to open space and preservation areas will be significantly increased with the development of this area. 5. Sewer and water capacity is adequate to service the proposed development. Sewer and water pipes are currently installed near this location, and the capacity exists to service this area with medium density residential. 6. The type of density transition that will be utilized as part of the land use shall be identified and approved by the City Council. The development proposes association-maintained, single-family housing in the southern portion of the site. The Haubrich piece of the development would not exceed four units per acre, and would not require a Comprehensive Plan Amendment. Landscaping and buffer requirements associated with density transitioning have been fulfilled. 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. This criterion is not applicable in this circumstance. Community Development Director Trudgeon advised the Planning Commission met on July 10, 2006, and recommended denial of the Comprehensive Plan Amendment based on the traffic and congestion concerns and the inadequate rationale for additional density in the area. Giving consideration to the above criteria, staff has determined that a land use change may be more appropriate in particular areas of the II-acre site, but not necessarily on the entire site. Staff feels it is more appropriate to respect the current land use designation in the area that is adjacent to the existing neighborhood because: 1) low density residential development is more City Council / September 26, 2006 Page 16 of 39