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C. Natural Characteristics of the Site The subject property is located within the shoreland overlay district for Oneka Lake. Floodplain areas are located on the site generally near the drainage ditch. There are approximately 25 acres of wetland and a significant stand of trees to the south. 3. BACKGROUND: A. Previous Sketch Plan Review The Planning Commission and City Council have reviewed a number of sketch plans for this property, including developments to be called "Del Webb" and "Oneka Shores". The previous projects were significantly larger and included additional property to the south and north of 165th Street. During the previous sketch plan review processes, the City discussed the importance of access to Highway 61 with the development and determining the proper intersection design. There were portions of commercial property within the sketch plan and the City encouraged the applicant to incorporate and plan the commercial property into the project. The City also encouraged the preservation of the natural resources, including the stand of trees on the southern portion of the project. B. Environmental Assessment Worksheet (EAW) Due to the size of the project, the previous applicant was required to complete an Environmental Assessment Worksheet (EAW) for the proposed development on this site. The purpose of the EAW is to identify potential environmental impacts for a specific development and to determine whether or not a more extensive Environmental Impact Statement (EIS) is required. Environmental impacts include impacts to surface waters, natural areas, utilities, transportation systems, historic sites, noise impacts, etc. The EAW for the proposed development of this site was completed in February 2006 and distrusted to various agencies for public comment. The City Council reviewed the EAW and the comments received at their May 1, 2006 meeting and determined that an EIA was not needed for the project. Since this plan is similar, but much smaller, a new EAW will not be required. However, as this project progresses, staff will need to ensure that the assumptions of the EAW are still valid. 4. ANALYSIS: Consistency with Ordinance Standards A. Process The applicant is requesting sketch plan comments prior to formal submittal. The next steps for the applicant would be as follows;