07-25-2016 Council Packet* - Laserfiche WebLink

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3 The plans show an extension of 21st Avenue south to Cedar Street. The City has spoken to the applicant and has asked that 21st Avenue be extended to serve the site, but that the connection to Cedar Street not be made until Cedar is improved. The plans generally show dedication of 40 feet of right-of-way (ROW) for 21st Avenue and 33 feet of right-of-way for Cedar Street. A 40 foot ½ ROW is required for Cedar Street. However, the plans show an exception within the 40 foot ½ ROW on the northern portion of 21st Avenue. This appears to be an issue with the title work and must be corrected to ensure that the ROW is dedicated to the city with clear title. The applicant provided a traffic study but the analysis not address the AUAR requirements to ensure that the planned improvements to 21st Avenue would be adequate to support the project in advance of the planned connections to Cedar Avenue and Fairview. The applicant has indicated that they wish to construct 21st Avenue as part of this project. The applicant will be responsible for obtaining the full 80 feet of right-of-way and any necessary easements. A 40-foot ½ right-of-way will be required to be platted with this project and the applicant must obtain a 40-foot easement for streets, drainage and utilities on the Centerville side of the street. The street project will include a crossing over JD3, wetland impacts and floodplain impacts. The applicant will be responsible for obtaining these permits. The City Engineer’s memo notes that additional information is required to facilitate these permits. The site plan shows two new accesses for Lot 1. The southern access straddles the lot line between Lot 1 and Outlot B. An access easement agreement between the affected properties must be provide to allow this shared access. The applicant should provide turning radius exhibits to show that the vehicles can maneuver through the site to the docks and to the storage areas. Staff finds that the single access via 21st Avenue would be adequate for the development of Lot 1 and a secondary access is not required. 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 21st 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 21st 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 31st meeting with the city and RCWD, the applicant indicated that they intended to prepare a full watershed application on June 6th for a July 27th RCWD board review.