Agenda - Planning Commission - 02/02/2017

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Regular Planning Commission Meeting Date: 02/02/2017 By: Tim Gladhill, Community Development 5.4. Information Title: Review Concept Plan and Policy Document for Pearson Farm; Case of Capstone Homes Purpose/Background: The purpose of this case is to provide preliminary feedback for a future plat currently known as Pearson Farm. This is not an official application at this time, but does merit a policy discussion on several aspects of the proposed subdivision: 1. Land Use (Comprehensive Plan and Zoning District) 2. Mandatory Environmental Review 3. Park Dedication and Trail Fees (cash contribution or specified improvements) 4. Regional Infrastructure Notification: Notification is not required at this time, but will occur with future steps. Observations/Alternatives: This case is an update to a previous case reviewed by the Planning Commission. This project is still in concept stage. Discussions continue on key policy topics with the Developer. The list below is a summary of updates since the Planning Commission reviewed on January 5, 2017. 1. The concept is still fluid in nature. Final layout is being modified due to grading and stormwater depth information. 2. Staff has expanded the original policy topics from abstract to initial recommendations and action items. 3. The City Council has recommended that there be two (2) access points on Alpine Drive. Staff originally had concerns about two (2) access points. Staff is evaluating options that balance traffic safety and accessibility. 4. The City Council has noted that the City will need to be cognizant of the establishment of a Home Owners' Association due to the private, shared improvements. The City has has negative experiences in at least two (2) projects with these types of improvements when the HOA was not properly established. Original Review As this is a conceptual plan at this point, Staff is forwarding at this stage to introduce the concept early, especially in light of mandatory environmental review required by State Law. The Developer desires initial feedback on the concept before starting the official review process. The entire review process (City, State, Watershed, etc.) may mean a construction start date of approximately July 2017 or later. The following is a synopsis of key issues and opportunities associated with the aforementioned subdivision processes and requirements. Comprehensive Plan Amendment The proposed concept appears generally in line with the Comprehensive Plan, which guides this area for a mix of medium density residential (3-7 units per acre) and a small portion of high density residential (7-15 units per acre). However, the boundaries of the Land Use Districts do not match exactly that of the proposed development concept. The Comprehensive Plan will need to be adjusted slightly to reflect the proposal.