FOR DISCUSSION ONLY: Receive Update and Work Plan for Major Plat and Comprehensive Plan Amendment for Ridgepoint Located at 6080 Highway 10 NW; Case of Village Bank

The purpose of this case is to provide an update on a Major Plat request from Village Bank for property located at 6080 Highway 10 NW. This is not a Sketch Plan Review, but an opportunity to discuss upcoming steps and coordination with the Highway 10 Access Planning Study as requested by the Planning Commission at the April 3, 2014 Planning Commission Meeting.

The Applicant desires to better define the upcoming steps and schedule. This discussion topic is an opportunity for the Planning Commission to comment to ensure that Staff has properly captured the essence of the previous Planning Commission direction. The Topic Report and Minutes from the April 3, 2014 Planning Commission Meeting is attached to this case.

Village Bank desires an amendment to the City's Comprehensive Plan to allow seven (7) single-family lots located on the existing parcel located at 6080 Highway 10 NW. The parcel is currently guided as Business Park in the Comprehensive Plan and is located in the E-1 Employment District. The proposed use would require an amendment to the Comprehensive Plan as Low Density Residential (LDR) and a Zoning Amendment to R-1 Residential (MUSA).

At the April 3, 2014 Planning Commission, the Commission directed the Applicant to postpone further review of the Plat and Comprehensive Plan Amendment until completion of the Highway 10 Access Planning Study. Said study was set to be completed in June, 2014. According to the most recent schedule for the Planning Study, the final Open House is set for June 25, 2014 with local adoption of the plan later in July. Due to the level of public involvement and comment, the completion date of the Planning Study is slightly later than originally anticipated. A brief overview of the Planning Study and current alternatives is attached to this case.

The intent of the Planning Study is to 1) manage direct access to the trunk highway system through better local roadway connection, 2) improve uninterrupted westbound flow, and 3) improve uninterrupted eastbound flow. As it relates to this specific parcel, there are two (2) likely alternatives that impact the parcel that will be included in the Planning Study, both of which result in the elimination of direct, private access to the trunk highway. One alternative involves to construction of a local road at the rear of parcels along Highway 10, east of Tungsten Street. This alternative would require significant amendments to the proposed plat. The other alternative is a frontage road abutting Highway 10 in front of parcels along Highway 10, east of Tungsten Street. This alternative would allow the Plat to move forward as presented.

Based on feedback from stakeholder engagement thus far for the Planning Study, there is not full consensus as to which of the two (2) alternatives is the preferred alternative. It is undefined at this time as to exactly how, and if, the City Council will formally adopt the Planning Study.

City Staff is working within the parameters of the Planning Study to do a land-use focused citizen engagement process that is a direct tie-in with the current request from Village Bank for a Comprehensive Plan Amendment. The intent of this process is to better define future land use goals for private property owners. It has been suggested by area property owners that a redevelopment potential may exist that would produce a third alternative for this local road connection. The exact work plan for the citizen engagement will be defined in a late June/early July meeting.

Additionally, the Planning Commission did express concern with adequate transition between existing business park use and proposed residential. These assumptions are also proposed to be discussed as part of the upcoming citizen engagement process.

The proposed schedule is as follows:
 

• June 3 - Business and Stakeholder Meeting for Highway 10 Access Planning Study
• June 25 - Open House for Highway 10 Access Planning Study
• Late June/Early July (TBD) - Land Use Focused Citizen Engagement Process
• July Planning Commission Meeting (Re-scheduled) - Public Hearing on Preliminary Plat and Comprehensive Plan Amendment

The Property Owner desires this schedule in an attempt to provide for a project during the 2014 construction timeframe. While Staff is not suggesting that this timeframe is an absolute, Staff does desire to keep an open line of communication in order to keep review moving where appropriate.

All costs associated with processing the Application, including the citizen engagement process and expanded Comprehensive Plan Amendment, are the responsibility of the Applicant. The citizen engagement process is a standard component of any Comprehensive Plan Amendment.

Based on discussion.

No motion is being requested at this time. This is an opportunity for the Planning Commission to comment on the proposed work plan.