(a) For certain land uses that are considered to have a significant potential impact on traffic, the infrastructure and demands for public services, and/or significant impacts on surrounding properties due to scale, the applicant may be required by the Planning Commission to provide an impact assessment during the initial submittal for either a rezoning or site plan approval. The cost of the impact assessment and review by the City shall be borne by the applicant.
(1) The minimum contents of this impact assessment shall include:
A. The name(s) and address(es) of person(s) or firm(s) responsible for preparation of the impact assessment and a brief statement of his, her, or their qualifications.
B. An area plan or aerial photograph illustrating the entire site and nearby properties.
C. A description of overall site conditions, including a narrative and illustration describing adjacent uses, zoning, public roadways, utilities, significant woodlands, trees over eight (8) inches caliper, soil types, one hundred (100) year floodplains, drainage ways and general topography. The area described shall be within one-quarter (1/4) 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. A conceptual site plan illustrating a general layout of proposed uses upon which the preliminary impact assessment is based and any proposed phasing.
E. A description of the types of proposed uses and other man-made facilities, including any project phasing and an indication of how the proposed use or uses conform or conflict with existing and comprehensively planned development patterns. A description shall be provided of any increases in light, noise or air pollution, which could negatively impact adjacent properties, particularly increases associated with smoke or truck routing.
F. A description of any general impact expected to wildlife areas, lakes, streams, ponds and regulated wetlands. Conceptual mitigation or replacement measures under consideration shall be described. The study shall also describe general measures to control soil erosion and sedimentation during and after construction.
G. A description of the number of expected employees, visitors or residents and the anticipated impact on police and fire protection. In particular, a description of the relationship of the use to City fire stations and the need for any new facilities or equipment shall be required. Letters from the appropriate agencies should be provided.
H. A description of proposed water and sanitary sewer facilities, including any improvements or off-site extensions needed to serve the long-range development on the site and general calculations for sewage flows and water demands in comparison with sewer line capacity.
I. A description of conceptual plans to control drainage and any significant changes from existing drainage patterns.
J. Identification of methods of on and off-site disposal of solid waste. The information shall describe the type of hazardous substances expected to be used, stored or disposed of on the site, the general location within the site and the method of containment. Documentation of compliance with Federal and State requirements and a Pollution Incident Prevention Plan (PIPP) shall be submitted, as appropriate.
K. Documentation by a qualified wetland specialist shall be required wherever the City determines that there is a potential State or Federally regulated wetland which may be impacted by the proposed project.
L. A traffic impact study shall be included in the impact assessment.
(Ord. 27-2006. Passed 3-7-06.)