Minutes - Planning Commission - 08/12/2008 - Work Session Jt with Planning

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Mr. Bilotta stated that will be part of the implementation, after the Comp Plan is drafted. He noted some sewer lines run into Areas C, D, and E, and planning staff did look at where sewer can be installed while still allowing adequate buffering. Those area are shown as being sewered and kept constant in all Scenarios presented tonight. In expanding into Areas A and B with new neighborhoods, it will be controlled by whether sewer and water is extended. As the Comp Plan comes forward it can give guidance on techniques and thresholds because the City needs to control the financial side and property owners need assurance of when they can do something. He stated they will try to clarify that throughout the Comp Plan text. Mayor Gamec noted the scenarios included three small commercial nodes. He stated there has been discussion about developing a commercial area at the comer of Baugh Street and 181 st Avenue, in the northwest comer. He asked how that would impact the proposed commercial node to the south at 173rd. Mr. Slotterback stated it is not really a commercial node but higher density residential development. He advised that the density of a residential neighborhood of that size would not support a commercial node in that location. Councilmember Elvig asked about developable acreages, noting the City had a concept for one acre large lots and thought people would build to one side or the other to allow for lot splits and infill development. Councilmember Elvig stated he thinks a significant amount of infill could take on the density load and would create more walkable areas that are closer to the Town Center. He cautioned that it sounds like the consultant is trying to put together a Plan to attract developers, because it is the easiest development, instead of promoting infill development areas that may be more challenging. Councilmember Elvig stated the other part discussed is that if the land is not developed as single-family then it would go back to 2.5 acre lots. He stated that he has heard discussions and debate that 2.5 acre lots do not work. He stated that if it is known it does not work and results in the need for infill, he does not think it should be included in this Comp Plan. Mr. Bilotta explained that additional detail has not been developed into the Scenarios and 2.5 acres was used to do density calculations. If using smaller lots, there will be more density but Citywide it doesn't make that much difference because even if using one acre in rural residential, for every unit of housing it uses about five percent of the land. He stated if there is a desire for more rural residential they will address clustering and ghost platting. Now they are looking more at whether it should be rural residential of some fashion or whether sewers should be run into these areas. He stated that there are a lot of details that are not yet included at this phase. Community Development Director Miller stated it was looked at whether those infill areas are appropriate or ready for redevelopment and staff felt they are not within this time frame. Mr. Bilotta asked whether the City should identify redevelopment in a neighborhood without first asking property owners. He stated they did show redevelopment in one area because the neighborhood expressed interest and sewer could be extended into that area. He stated if sewer can be extended and the neighborhood wants it, then it should be looked at. City Council Work Session / August 12, 2008 Page 5 of 10