Agenda - Planning Commission - 04/03/2008

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1. The proposed land use considers traffic levels and patterns. a. Traffic impacts of the proposal should be assessed for adjacent streets and affected collector streets. Impacts resulting in a safety hazard, increase in fire or police response time, or substantial increase in traffic congestion should be mitigated. b. Potential future travel corridors should be identified and preserved where feasible. The traffic impacts of the proposal have not been formally assessed. However, it is anticipated that there will be peak traffic times that would not coincide with normal peak traffi.c times, and that the existing roadways will be sufficient to handle such traffic. Staff has also requested a second access to improve the safety of the site. As part of the plat, the applicant has dedicated additional right-of-way for Variolite Street for future expansions of that roadway. 2. The Community's expenditures for new or additional services required by the proposed land use will be recovered if the proposal goes forward. The anticipated expenditures for new or additional services are not expected to exceed those of any other development. All development fees including park and trail dedication, stormwater management, and sewer and water trunk fees will be paid by the applicant. However, non-profit organizations are exempt from property taxes, therefore will contribute no taxes toward the cost of services including street maintenance, plowing, emergency services, and other essential services. 3. Environmentally sensitive resources should be known, and as per section 9.21.01 of the city code "development shall be so regulated as to minimize risk of environmental damage to these areas. " The known wetland on the parcel has been identified as part of a delineation conducted in 2003. Because of its distance from the proposed development, no updated delineation has been requested. However, this delineation will be updated upon development that is nearer to the wetland. The wetland buffer requirements will also apply to the site. The site plan also proposes to preserve the majority of trees on the site. 4. The potential of theparcel containing a greenway corridor or open space area should be reviewed and if present, appropriate preservation strategies shall be employed. The site is directly adjacent to Central Park. However, the Parks Commission reviewed the plans, and recommended that the park dedication be satisfied through a cash contribution. There have been no greenway corridors identified in the Comprehensive Plan at this time. 5. Sewer and water capacity is adequate to service the proposed development There are services readily available in the intersection of 161st Avenue and Variolite Street. 6. The type of density transition, as required by Section 9.20.05 Subd. 3.c of City Code, that will be utilized as part of the land use shall be identified and approved by the City Council. 62