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• 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. The exact description and location of this easement is being verified based on the location of the power poles in the field. 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 of 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 boring have been taken and a soils report has been prepared. • ACCESS / CICULATION As reviewed and discussed with staff, the only direct access to the site will come off of C.S.A.H. 12 at the north east corner, and internal access has been provided to the remnant parcel at the north west corner. The staff would like to eliminate the existing access drive that crosses the west edge of the parkland to the east. Proposed street extensions to property to the south will allow this access drive to be vacated. PROPOSED DEVELOPMENT As indicated,D.R. Horton is proposing a mixed use residential PUD to include 149 homes. The development has been designed to transition intensity from commercial land uses 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, 2 to 5 unit row Townhomes, and standard single-family detached homes. Because of the recent upgrading and construction of abutting roadways, access will be limited to one off C.S.A.H. 12. The access off 12 is as far to the east on the property as reasonable development will allow. Two streets have been extended to the south for future development of that parcel. All three housing types exist in their own areas of the project and off of public streets. Several private streets are proposed for the multiple housing neighborhoods. The required 30-foot building setbacks will be maintained along these as well as the public streets. Existing wetlands on the site have been avoided to the greatest degree possible, and storm water ponding has been sited in the natural low areas of the site. Existing trees have been preserved where possible to provide screening and separation. A landscape plan has been submitted for staff review and comment.