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Traffic impacts from the proposed development are being considered as part of the preliminary plat case; staff will be reviewing the results of the traffic impact analysis at the meeting. It should also be noted that Marigold Pond is creating an important connection from an existing neighborhood to Highway 47. 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 beyond what will be captured in fees from the development. 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 envi~onmental damage to these areas." The subject property contains a large wetland area, for which the developer is voluntarily creating a lO-foot buffer. 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 current Park and Trail plan shows a trail along Highway 47. The Park and Recreation Commission is in the process of updating this plan; a draft plan shows a trail connectionfrom 47 east to the Rum River. Staffis recommending that the preliminary plat be revised to include this connection. 5. Sewer and water capacity is adequate to service the proposed development a. Existing residents shall not be assessed for any necessary improvements Engineering staff has determined that sewer and water capacity is adequate to service the proposed development; this has been verified by Metropolitan Council staff. 6. The type of density transition, as required by Section 9.20.05 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. Density transition is also being addressed as part of the preliminary plat submittal. With the large wetland area and number of trees, the site is already well-suited for density transition between the new homes and existing homes. Staff is of the opinion that density transition is sufficient on the site with some additional landscaping in a few areas. 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.