Agenda - Planning Commission - 09/07/2017

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Regular Planning Commission Meeting Date: 09/07/2017 By: Tim Gladhill, Community Development 6. 1. Information Title: Receive Update on Proposed Plat Known as Northfork Meadows Located Near Puma Street and Alpine Drive; Case of Paxmar (Project No. 17-126) Purpose/Background: The purpose of this case is to receive an update and provide general policy direction prior to the Developer (Paxmar) submitting a Preliminary Plat for official review. The City Council previously reviewed this case on June 27. Direction at that time was to host a public engagement workshop. The City Council noted two (2) topics to focus on: 1. Density Transitioning 2. Reliability/Consistency of the Comprehensive Plan The original concept has undergone Sketch Plan Review with the Planning Commission. The Planning Commission outlined a number of concerns indicated in the attached minutes from June 13. The City then held a public workshop on August 3, 2017. The City Council discussed next steps for review of this project on August 22nd. Concept #1 as outlined below was presented to the City Council. Subsequent to that discussion, the Developer provided a second concept to consider at this time (all 65 foot wide, detached single-family lots, no detached townhomes). Staff will give a more detailed presentation at the meeting. One element removed on the second concept is the level of density transitioning originally proposed (although the overall density is reduced). Medium Density Residential Concept (65 foot wide single-family lots + detached townhomes) Subsequent to that workshop, the Developer revised the concept to include better transitioning as discussed with the City Council. General feedback from the workshop included some support for the overall concept, with the improved density transitioning (lot size, lot width, lot depth, landscaping buffer). Staff does note, however, that a number of area stakeholders prefer to leave the Comprehensive Plan as Low Density Residential, but Staff believes there is room for compromise and there are some benefits of the proposed development. Low Density Residential Concept (65 foot wide single-family lots) Following City Council Review on August 22, 2017, the Developer presented Staff with a concept of all lots approximately 65 feet wide. Assuming the net density was within the range of 2.5 units per acre and four (4) units per acre, the project could move forward without a Comprehensive Plan Amendment. However, under this scenario, a Zoning Amendment to Planned Unit Development would be required, as the proposed lots would be deficient in lot width. Density transitioning would still be required where adjacent to Rural Developing lots. Planned Unit Developments do require the Developer adding an element of public benefit in exchange for negotiating certain design standards (such as lot width). Current Stage/Purpose of Sketch Plan Review A Sketch Plan affords the City the opportunity to review a project before it enters the official Preliminary Plat stage. The Preliminary Plat (future step) is the most important step in the review process and gives 'entitlement' to the project.