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<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. The subject property is <br />currently within the MUSA. <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 the risk of environmental damage to <br />these areas." <br /> <br />There is significant tree cover on the site, a portion of which will be permanently preserved. <br />There are no other known environmentally sensitive resources on the site. <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 />Not applicable. <br /> <br />5. Sewer and water capacity is adequate to service the proposed development. <br /> <br />Sewer and water have been extended down Ebony Street to service this property, as well as <br />acijacent properties. <br /> <br />6. The type of density transition, as required by Section 9.20.05 Subd. 3.c. of City Code, that <br />will be utilized as part of the land use shall be identified and approved by the City Council. <br /> <br />Density transition is discussed in the preliminary plat case. The submitted plans meet City <br />Code requirements on the eastern property line, but no transitioning is required on the <br />southern property line because that lot is currently vacant. <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 Trott Brook until the completion of the Comprehensive <br />Plan Update. <br /> <br />The proposed development is south of Trott Brook. <br /> <br />Associate Planner Geisler reviewed that the City Council reviewed Ebony Woods at the September <br />26, 2006 meeting, and tabled the project to a work session for further discussion of zoning and land <br />use surrounding the property. The Council discussed the proposal at the October 10, 2006 work <br />session and directed the developer to prepare revised building elevations. The Council also <br />reviewed the proposal at the November 14, 2006 regular meeting, and requested additional <br />revisions. The revised elevations are discussed as part of the preliminary plat and site plan case. <br />This case was before the City Council on December 28, 2006, but was tabled at the request of the <br />applicant. <br /> <br />Associate Planner Geisler indicated DPM Investments, Inc. has applied for a rezoning from B-2 <br />Business to Planned Unit Development (PUD) on the property located on the east side of Ebony <br />Street just south of Super Bowl. The submitted preliminary plat and preliminary site plan were <br />evaluated according to current R-2 Medium Density Residential standards for twinhomes. The plan <br /> <br />City Council / January 9, 2007 <br />Page 11 of 24 <br />