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Staff Review <br />The largest change on the proposed layout is additional residential units along Highway 10. Staff routed this <br />request through their Development Review Team and identified a talking points with this proposal. Staff is <br />comfortable with the residential units along Riverdale Drive, but would like to suggest retaining the planned retail <br />area along Highway 10 consistent with previous direction. <br />• Noise Impacts: Housing units along Highway 10 require sound studies and based on nearby housing, will <br />require a sound wall along Highway 10. With recent instruction to improve the image of Highway 10, Staff <br />does not feel a sound wall would meet that goal. Additionally, after the units are built, the City is liable for <br />any additional noise or impacts from the Highway to residential units. The City would prefer to not take on <br />that liability and potential future cost (unless constructed by the Developer at Developer Cost today). <br />• Desire for Retail: Residents continue to request additional retail and commercial in the City. The City has <br />previously amended the plan to allow additional residential, thereby reducing the amount of planned retail in <br />the community. Although this is a relatively small parcel, Staff is concerned about removing additional land <br />guided for retail/commercial, especially land along Highway 10. <br />• Economic Development Perspective: Staff has heard from retailers that visibility along Highway 10 is key <br />to a successful retail pro -forma. This land is directly adjacent to Highway 10 and has great visibility. The <br />City's Economic Development Department reviewed the viability of the site as -is (guided retail/commercial) <br />and feels it is a strong site for retail/commercial. Additionally, Economic Development Staff would prefer <br />that this portion of the site remain guided for retail, but would support any decision the City Council would <br />make. The Economic Development Department has provided some information for this request, which is <br />attached. <br />• Site Layout: The Public Works, Engineering, and Public Safety team preferred the previously directed <br />option which included a through -road, room for ponding, and division of uses. The currently proposed plan <br />has housing directly adjacent to retail/commercial with no room for buffering, and a public road ending in a T <br />intersection with private roads. If this were to move forward as presented, there would need to be additional <br />modifications to the proposal, regardless. <br />Funding Source: <br />Staff is handling this request as part of normal duties. Once a formal application is submitted, the Applicant is <br />responsible for costs associated with review. <br />Recommendation: <br />Staff recommends retaining the existing PUD as -is. This guides land along Highway 10 for retail/commercial and <br />leaves viable commercial pads with visibility on Highway 10. <br />Action: <br />Based on discussion. Provide high-level policy direction to assist in continued discussions with current Property <br />Owner (Seller) and Developer (Buyer). <br />Site Location <br />Previous Proposal 2018 (Denied) <br />Previous Direction (Current Guidance) <br />Concept Plan <br />Economic Development Memo <br />Attachments <br />Form Review <br />Inbox Reviewed By Date <br />