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density and low density to open space (west to east), and from medium density and collector roadway • through mixed use residential to guided medium density (north to south). Further, the development proposal is a logical extension of Trout Brook Farm and is being built by the same company. No new or unproven home styles or building types are being proposed. EXISTING CONDITIONS The property is currently a single-family home site/hobby farm consisting of rolling topography depress ional wetlands, open meadows, and a variety of woodland types. The only access is off C.S.A.H.12 at the northeast corner of the site. A second access to property south of the site is also located here. Tyler Street has recently been constructed west of the site, and C.S.A.H. 12 has recently been upgraded by the County. A gas line easement with two pipelines extends across the entire western property line, and an overhead power line easement extends just off and along the entire south property line. VEGETATION /TREE INVENTORY Because of the size of the property, and the amount of woodlands on site,the use of mensuration methods was discussed and approved. The inventory indicates that a total of 33,082 caliper inches exist on site. The type and character of trees varies by stand, and ranges from a mix of cottonwood and boxelder in the low areas, to maturing oaks and maples near the homesite and along the south property line. Other stands include mixed softwoods like aspen and birch, and a significant plantation planting of red pine along the gas line easement(west property line). Many of the wooded areas have extremely dense understory • growth. SLOPES / SOILS Slopes across the site generally range from 0 to 6%,with a small area cf slightly steeper slopes at the south central property boundary. Soils are those typical to the region and are generally loamy and sandy in consistency and suited to the development of homes, streets and associated infrastructure(County Soils Survey). The final determination of the soils consistency will occur once a soils report has been prepared. ACCESS /CICULATION Access to the site will come off Tyler Street and C.S.A.H.12. The City would like to eliminate the existing access drive that crosses the west edge of the parkland to the east. Extension of streets to the south is anticipated. PROPOSED DEVELOPMENT As indicated,D.R. Horton is proposing a mixed use residential PUD to include 156 homes. The development has been designed to transition intensity from commercial west of the site, to open space and parkland east of the property. Housing types will include 4 to 8 unit back to-back Carriage homes,4 unit • row Townhomes, and standard single family detached homes.