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Road C2 and Highway 88, creates a practical difficulty for the applicant and pre justification Bents for granting variances to the wetland setback requirements. In order to mitigate the impacts of encroaching into the setback area stormwater run-off will need to be pre-treated prior to being s � � , discharged into the wetland and native vegetation will be required in the yeas being filled. The applicant is working with the Rice Creek Watershed District on these issues and specific requirements will be incorporated into the final PUD agreement. 44 The overall density of the project (30 units on 2.97 acres) will net exceed medium density residential standards (4-10 units per acre); however, the units will be clustered in one three-story 30 unit building rather than in town homes. In addition, the clustering of the units in one building presents the advantage of needing only one access point on County Road C2 and no access points on Trunk Highway 88. 5. The adjacent parcel to be used for the second phase of the project is currently an unused hard-surfaced parking area. It appears that this parking area contributed significantly to the creation of the wetland on the triangular- shaped parcel. In addition, the reduction of impervious surface on this parcel P ma Y an have impact on the wetland mitigation being developed for approve by the Rice Creek Watershed District. 6. The floor elevation of the proposed underground parking garage will be below the water level of the existing wetland- therefore, soil borings of this area are needed. The applicant has obtained a soil borings report for the property, which will be reviewed by the City prior to any building permits p Y, being issued for the project. If necessary, requirements related to this issue will be incorporated into the final PUD agreement. utility servicing plan must be submitted to and approved by the City prior to consideration of the final development plan. 8. used on the proposed osed use of the building for seniors and empty-nesters! he 0 off-street parking spaces for visitor parking may not be needed. For t � � this reason consideration should be given to reducing the amount of off- street parking being provided for the first phase, with proof-of-parking p � � p documentation of additional parking is needed in the future. 9. The project will have minimal traffic impacts on the surrounding roadways. County Road C2 has a forecasted average daily traffic count (ADT) of 1600 in 2MO (west of H i hwa 8 and Highway 88 has a forecasted ADT of 13,700. Phase 1 of project as proposed is expected to generate a maximum bo vehicle trips per day.. The new signal at county road c and of��to I� p y Highway 8 will benefit residents by providing safe ingress and egress to the property. FICA(P F#2891) -01/12/98 - Page 4 of 6