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• • • Bluebill Ponds July 10, 2000 page 5 The 1992 trail plan envisions a trail crossing this site from east to west to facilitate a future connection between the park and 4th Ave. However, a connection to 4th Ave. will be difficult to create unless land to the west develops. Currently, that area is zoned Rural. The draft comprehensive plan shows some additional land in a growth area, but not all the way to 4th Ave. The residential streets provide bicycle and pedestrian access across this plat and to the Highland Meadows park. The additional right of way being dedicated for Main St. provides enough width for a future trail to be constructed there. The park dedication requirement is about 3.3 acres, or the equivalent in cash. We estimate that the cash dedication would be approximately $89,000, depending on the land value. The Park Board reviewed the latest plan revision on June 5 and recommends the cash dedication rather than land. The Park Board's recommendations are attached. ENVIRONMENTAL BOARD RECOMMENDATIONS The Environmental Board considered the original application on September 29, 1999. Though the plan layout has changed since then, the environmental conditions on the site have not. The Environmental Board's recommendations are attached. That Board recommends a 50 ft. buffer around the forest on the east edge of the site, infiltration and overland runoff design where possible, open spaces to be incorporated into the design, use of native vegetation, a buffer around wetlands, and deep tilling of topsoil. This site is in the existing MUSA and zoned for residential development. No planned development is involved. Therefore, the zoning requirements apply and there is little room for flexibility or negotiation. Wetlands will be covered with an easement, though the wetlands are not exceptional and there is little justification for exceptional measures. The site is essentially an open field with little in the way of natural features or potential for interesting open space. Infiltration is required by the Watershed District and the City when possible. Native vegetation can be required around ponds and wetlands. While no buffer is provided, the submitted tree plan should be revised to accommodate the City Environmental Specialist's comments in his memo of June 1. These include extension of the tree fence and oak wilt protection measures. PLANNING & ZONING BOARD ACTION The P & Z reviewed the project on June 14 and voted unanimously to approve the project with the conditions of approval 1 -7 below.