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EA encouraged for the properties. Staff has not evaluated if the stormwater management, but is supportive of regional stormwater management. Conditions for stormwater reuse for the site is ideal and should be incorporated into the development. Stormwater reuse can aid in meeting the stormwater management requirements for the development. The applicant has not indicated if stormwater reuse would be incorporated into the development. Environmental Review Any development of these sites would most likely trigger an environmental process, for example an Environmental Assessment Worksheet(EAW) or an Alternative Urban Areawide Review (AUAR). City staff have been talking to the applicant and the property owner's representative on conducting an AUAR, which will take care of not only EAW requirements, but also cover land use planning, traffic analysis, stormwater management, and environmental issues. This process will help with the development of these pieces of land in the future. The environmental review process at a minimum can take nine months or more to complete. Utilities Municipal sewer and water is available to the site. Once development phasing is proposed, staff can better determine the best means for servicing the site. The Metropolitan Council sewer interceptor runs through the property. There is an easement along this sewer line. Development of the property will need to be outside of the easement area, however, it is likely streets can cross the sewer line easement. 4. CONCLUSION/RECOMMENDATIONS: Because of the constraints of the property including wetlands, floodplain/floodway, and creeks/ditches, it is likely the buildable area of the property is less that what has been shown on the plans and the proposed sketch plan will likely change significantly when these items are evaluated. Staff recommends the applicant evaluate the wetlands, floodplain/floodway, and shoreland district regulations to determine the buildable area of the property, then prepare development plans for the property. It is unclear if this was taken into consideration with the proposed overall sketch plan. The proposed sketch plan shows each parcel being developed separately. It is in staff s opinion that the applicant is not showing a vision for a mixed-use development that blends the uses together. Staff recommends discussion on the following: • Develop the property using the existing land use plan/designations for the property, but it may be reasonable to consider: 9 Oneka Commons Sketch Plan 2022