Agenda - Council Work Session - 09/04/2012

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A2012 -5 Staff Report May 1, 2012 Page 5 of 12 for construction of necessary turn lanes and intersection improvements to serve the development. County Road 116 and 40 Lane. The study showed that if development were to occur north of County Road 116, the intersection would meet warrants for a signal. Anoka County will be upgrading the intersection at County Road 116 and 7 Avenue in 2012. A new intersection from County Road 116 to serve any development north would not be part of the road project this summer and would not occur until development occurs. This additional access should alleviate traffic on 6th Avenue that may be created as a result of development. Based on the proposed improvements to the transportation system in the area, staff believes sufficient transportation service will be maintained. The property will be serviced by city utilities. Currently there is an 8 inch water line that provides service to the Anoka County Library and is located under 6 Avenue (dead end road adjacent to the library). Sanitary sewer is also available under 6 Avenue. These utilities were sized in anticipation of residential development for all 275+ acres north of County Road 116. If the utilities need to be enlarged for commercial development, this would be done at the cost of the developer at the time of construction. 4. Whether the proposed rezoning will have significant adverse impacts on the natural environment, including air, water, noise, storm water management and vegetation. Staff Findings: The property is adjacent to park property. The proposed ordinance takes into consideration adjacent uses and requires a greater setback than what typically would be required in a commercial district. For example, in the B -1 district, buildings only have to meet a 20' setback to adjacent property. In the B -5 district buildings must meet a 100' setback to the Anoka Nature Preserve. These increased setbacks are meant to minimize impact on the natural environment in the Anoka Nature Preserve. If /when the property is developed, the storm water management planned will be reviewed by the Lower Rum River Watershed Management Organization (LRRWMO). Because the site is currently entirely permeable, all stormwater that is generated from development will have to be contained onsite. This likely would be accomplished through onsite ponding that will be an amenity to any development. Due to the stormwater treatment requirements of the LRRWMO, staff believes there will not be an adverse impact on the Rum River. The site does not contain any significant trees. The city leases the property to a farming operation in the summer, however this use is considered a temporary use of the land until it can be developed. Because of the lack of trees on the site, there should be no impact to vegetation.