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management shown on the plans is adequate to serve the development, but is supportive of <br />regional stormwater management. <br />Conditions for stormwater reuse for the site is ideal and should be incorporated into the <br />development. Stormwater reuse can aid in meeting the stormwater management requirements for <br />the development. The applicant has not indicated if stormwater reuse would be incorporated into <br />the development. <br />Environmental Review <br />Any development of these sites would most likely trigger an environmental process, for example <br />an Environmental Assessment Worksheet (EAW) or an Alternative Urban Areawide Review <br />(AUAR). City staff have been talking to the applicant and the property owner's representative <br />on conducting an AUAR, which will take care of not only EAW requirements, but also cover <br />land use planning, traffic analysis, stormwater management, and environmental issues. This <br />process will help with the development of these pieces of land in the future. The environmental <br />review process at a minimum can take nine months or more to complete. <br />Utilities <br />Municipal sewer and water is available to the site. Once development phasing is proposed, staff <br />can better determine the best means for servicing the site. The Metropolitan Council sewer <br />interceptor runs through the property. There is an easement along this sewer line. Development <br />of the property will need to be outside of the easement area, however, it is likely streets can cross <br />the sewer line easement. <br />3. CONCLUSION/ RECOMMENDATIONS: <br />Because of the constraints of the property including wetlands, floodplain/floodway, and <br />creeks/ditches, it is likely the buildable area of the property is less that what has been shown on <br />the plans and the proposed sketch plan will likely change significantly when these items are <br />evaluated. Staff recommends the applicant evaluate the wetlands, floodplain/floodway, and <br />shoreland district regulations to determine the buildable area of the property, then prepare <br />development plans for the property. It is unclear if this was taken into consideration with the <br />proposed overall sketch plan. <br />The proposed sketch plan shows each parcel being developed separately. It is in staff s opinion <br />that the applicant is not showing a vision for a mixed -use development that blends the uses <br />together. <br />Staff recommends discussion on the following: <br />• Develop the property using the existing land use plan/designations for the property, but it <br />may be reasonable to consider: <br />Oneka Commons Sketch Plan <br />