For certain
uses that are considered to have a significant potential impact on traffic, infrastructure, demands for public services and/or significant impacts on surrounding properties due to scale, the applicant
be required to provide an impact assessment during the initial submittal for either a rezoning or
approval. The cost of the impact assessment and review by the City shall be borne by the applicant. The applicant
request a meeting with City staff, consultants and key agency staff prior to developing the Impact Assessment.
The minimum contents of this impact assessment
be:
a. Name(s) and address(es) of
(s) or firm(s) responsible for preparation of the impact assessment and a brief statement of their qualifications.
b. An area plan or aerial photograph illustrating the entire site and nearby properties.
c. Overall site conditions: narrative and illustration describing adjacent uses, zoning, public roadways, utilities, significant woodlands, trees over eight inches (8”) , soils types, 100 year floodplains, drainage ways and general topography. The area described be within one-quarter mile for sites up to one hundred (100) acres, and one (1) mile radius for larger sites. Aerial photographs are recommended to assist in describing the general vicinity.
d. Wetlands: Documentation by a qualified wetland specialist be required wherever the City determines there is a potential or federally regulated wetland which be impacted by the proposed project.
e. Conceptual illustrating very general layout of proposed uses upon which preliminary impact analysis is based, and any proposed phasing.
f. Land use impacts: Description of the types of proposed uses and other man made facilities, including any project phasing, and an indication of how the proposed (s) conforms or conflicts with existing and Master Planned patterns. A description be provided of any increases in light, noise or air pollution which could negatively impact adjacent properties, particularly associated with smoke or truck routing.
g. Environmental impacts: Description of any general impacts expected to wildlife areas, lakes, streams, ponds and regulated wetlands. Conceptual mitigation or replacement measures under consideration be described. The study shall also describe general measures to control soil erosion and sedimentation during and after construction.
h. Impact on public facilities and services: Describe the of expected employees, visitors or residents and the anticipated impact on police and fire protection. In particular, describe the relationship of the to municipal fire stations and the need for any new facilities or equipment. Letters from the appropriate agencies should be provided.
i. Utility impacts: Describe proposed water and sanitary sewer facilities, including any improvements or off-site extensions needed to serve the long range on the site. For sites served with sanitary sewer and public water, general calculations for sewage flows and water demands be provided in comparison with sewer line capacity.
(Amended 2-14-1996)
j. Drainage: Describe conceptual plans to control drainage and any significant changes from existing drainage patterns. If wetlands are to be used as stormwater basins, methods to control fertilizers and filter runoff be identified. Correspondence from the Genesee County Drain Commissioner shall be attached indicating their concerns and suggestions.
k. Storage and handling of waste and hazardous materials: Methods of on- and off-site disposal of solid waste be identified. The information shall describe the type of hazardous substances expected to be used, stored or disposed of on the site; general location within the site; and method of containment. Documentation of compliance with federal and requirements, and a Pollution Incident Prevention Plan (PIPP) shall be submitted, as appropriate.
l. Traffic impacts: A traffic study in accordance with Section 329 below be included in the Impact Assessment unless determined to not be necessary by the , because the will generate less than five hundred (500) one-way vehicle trips daily or less than fifty (50) peak hour directional trips.