07/13/2016 P&Z Packet - Laserfiche WebLink

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The applicant provided a traffic study dated June 27, 2016, which indicates that: • When fully occupied, the proposed development is expected to generate approximately 1,575 daily trips including approximately 145 trips during the weekday a.m. peak hour and 150 trips during the weekday p.m. peak hour. • With the forecast 2018 traffic volumes including the traffic generated by the proposed development, the study intersections are expected to operate acceptably during the peak periods. • No improvement to the study intersections are needed due to this development. • Improvements from the AUAR for the area should continue to be planned for, but are not needed with this development. The City Engineer memo notes a number of traffic concerns that must be addressed by the applicant prior to approval.. Floodplain A portion of the site (primarily adjacent to JD3) is in the FEMA floodplain. Section 1103 of the City Code provides standards for development in the floodplain. While it does not appear that development of Lot 1 will impact the floodplain, the required improvements to 21 st Avenue will have flood impacts that will require mitigation. The applicant must provide more information, including a Letter of Map Revision and an exhibit showing no net fill, for review and approval. Wetlands There are number of wetlands delineated on site and in the area where the 2 1 " Avenue improvements are planned. It appears that there are wetland impacts from the street project and the development on Lot 1. The Rice Creek Watershed District (RCWD) is the LGU for the Wetland Conservation Act. At the May 3 1 " meeting with the city and RCWD, the applicant indicated submitted a watershed application on June 61h for a tentative July 27th RCWD board review. Sanitary Sewer and Water Municipal water is available in 21St Avenue and will be extended to the site. Sanitary sewer will be extended north to Commerce Drive and connect to the existing gravity system near the lift station. This infrastructure must be coordinated with the planned construction of 2Is' Avenue. The City Engineer's memo included detailed comments and requirements. Zoning The property north of JD 3 is zoned General Business, the property south of JD 3 is zoned Light Industrial and Lot 1 will be rezoned to PUD-Planned Unit Development. The PUD development process implements the goals and policies of the comprehensive plan by promoting a desirable 3