Agenda - Council Work Session - 06/27/2017

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• Manages growth of community into strategic locations (concentrate development near The COR, preserve rural residential areas in other areas identified in the Comprehensive Plan). • Perceived diversification of builders for sustained growth. Cons • Weaker density transitioning than previously planned. • Not consistent with Comprehensive Plan that was confirmed after public engagement process in 2013, refreshed in 2016. • Known/assumed opposition from neighboring property owners. • Extends risk to City related to cost -share of Puma Street construction. • Perceived saturation of product type in small geographic area. As proposed, this project would also have the potential for financial obligations to the City to complete the final segment of Puma Street. The proposed development would complete a portion of Phase 2 of Puma Street at the cost of the Developer (60%). The Developer then proposes that the remaining cost be split between the City and Riverstone Addition (Capstone) which is located to the west of this project site. Staff is not proposing to discuss this aspect of the project at this time, but at a future review step once additional direction on land use and zoning is provided. Funding Source: All costs associated with processing the Application are the responsibility of the Developer. Recommendation: Staff does not have enough policy direction at this time to make a formal recommendation. Staff will need policy direction pertaining to the Comprehensive Plan Amendment before being able to respond further to the request. Staff would recommend that the proposed development be modified to increase depth and width of lots on western border with existing residential if the Planning Commission does direct the Developer to move forward with Preliminary Plat. The Planning Commission did not make a recommendation on the Plat at this time. The Planning Commission desires feedback from the City Council and general public before making a recommendation on the project. Action: Desired Outcome The Planning Commission desired direction from the Planning Commission as to whether there is any support in reviewing this project further. If there is desire to review further, which does not commit the City to approving the project, the Planning Commission suggests a public workshop. If the City Council does not desire to entertain the Comprehensive Plan Amendment, the Planning Commission would recommend that the Developer not submit a Preliminary Plat for review. If a Preliminary Plat were to be submitted under this scenario, the Planning Commission would not recommend approval. Attachments Site Location Map Northfork Meadows Sketch Plan Northfork Meadows Sketch Plan Planning Staff Review Letter Adjacent Project Context Map Developer Narrative Letters of Support