Approve Planning Framework for Highway 10 South Planning Area - Riverstone South

The purpose of this case is to provide very high-level policy direction pertaining to a potential development project south of Highway 10 and east of Bowers Drive (portions of the Pearson Farm). This is not a formal application nor official development review. The intent is to provide Staff will direction on key policy points to assist Staff in reviewing concepts with Capstone Homes, the potential Developer.  As is commonplace, there will be significant opportunities for ongoing public engagement throughout this process moving forward. 

Capstone Homes has begun discussing potential development concepts with the City on this site. The Planning Commission and City Council reviewed various aspects of this project as part of discussion at the February 11, 2020 Joint Work Session. Staff and Developer and stepping back based on these discussions in order to obtain public input and policy direction to prepare a Concept Plan for further review. Staff and Developer have reached a point where policy direction is required before next steps can be taken. 

Notification is not required at this step. It is noted that the City hosted a Neighborhood Meeting/Webinar to keep stakeholders in the loop. This was not intended to replace our traditional public workshops. However, it was a tool to keep the community informed and engaged given the current public health pandemic restricting the amount of in person workshops being held. 

In summary, Capstone Homes desires to replicate the existing Riverstone neighborhood (north of Hwy 10) in some degree on this project site. This would require a Zoning Amendment due to lot sizes. Staff has been working to secure a compromise solution that increases density transition and tree preservation above and beyond what is currently required by City Code. 

While the Planning Commission is charged with various aspects of this desired policy direction (zoning, lot sizes, street connections and alignments), the Park & Recreation Commission's focus will be on park needs and trail connections.  More information on this, will be available for the meeting.  The framework document attached to this case will have been responded to by the Planning Commission on the evening of June 4th, 2020.

The Developer is responsible for all costs associated with any formal subdivision review. 

Based on discussion. Staff's recommendation is to give clear policy direction on park and trail planning related to the subject area identified within the attached report. 

Motion to recommend that the City Council adopt the attached document as an official, yet nonbinding policy document, together with park and trail recommendations to guide future conversations pertaining to Riverstone South.