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<br />The site is cw'rently designated as Places to Shop and could be developed as a wide <br />range of highway commercial uses, including motor vehicle sales and repair, gas station, <br />and other retail uses. In.staff's opinion the traffic generated by the proposed twinhomes <br />will have a lesser impact on the existing neighborhood than other possible commercial <br />uses. <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. 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 risk of environmental damage to these <br />areas, " <br /> <br />There is significant tree cover on the site, a portion of which will be permanently <br />preserved. There are no other known environmentally sensitive resources on the site. <br /> <br />4. The potential of the parcel containing a greenway conidor 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 <br />as adjacent properties. <br /> <br />6. The type of density transition, as required by Sectlon 9.20.05 Subd. 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 discussed in the preliminary plat case. The submitted plans meet <br />City Code requirements on the eastern property line, but no transitioning is required on <br />the 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, win be considered north of Trott Brook until the completion of the Comprehensive Plan <br />Update. <br /> <br />The proposed development is south o/Trott Brook <br /> <br />The City Council has discussed the Ebony Woods case numerous times, primarily for review of <br />revised building elevations. More discussion is contained in the preliminary plat case. <br /> <br />-138- <br />