Review Sketch Plan for Rivenwick Subdivision (Project No. 19-02); Case of Paxmar

The purpose of this case is to review a Sketch Plan for a subdivision within the Rivenwick neighborhood. The Planning Commission considered this sketch plan at its regularly scheduled meeting on March 7th.  While City Code only requires that the Sketch Plan go before the Planning Commission, given the complexity of this case, Staff recommended that the project be reviewed by the City Council prior to proceeding with Preliminary Plat.

The Planning Commission was generally supportive of the project as presented and indicated support for either attached or detached townhomes if the commercial pad was required to meet the minimum 2.0 acre lot requirement.

The Developer is Paxmar. The proposed project is located within the Mixed Use Planned Unit Development District. It is guided the same in the Comprehensive Plan. The Development is proposed to be made up of three (3) main components. The MU/PUD is the guiding, or umbrella district. Within that guidance, Staff is applying the appropriate traditional districts for review based on the land use and density types. A map is included to visualize this breakdown.

1. Two (2) Acre Commercial Parcel (using the B-2 Business District for review)
2. Two (2) Acre Assisted Living Parcel (using the R-3 Residential District [high density residential] for review)
3. Detached Townhome Neighborhood (using the R-2 Residential District [medium density residential] for review)

This is a unique district that is only applied in a couple areas of the community. The Rivenwick Neighborhood is the only existing neighborhood/development where the District actually applies. The main intent of this district was to provide flexibility in final layout versus strict district boundaries. This should not be interpreted to require urban mixed-use buildings. The current version of the MU/PUD District states that any one use may not comprise of more than 75% of the project area. According to Staff Review for the original subdivision, this remaining parcel was to develop as a retail/commercial use. However, the maximum coverage per land use type at the time was 70%, which as since been amended to 75%.

Staff has attempted to notify all Property Owners within 700 feet of the Subject Property via Standard US Mail of the Sketch Plan Review. Public Hearings will be required with the Preliminary Plat stage.

Based on a review of acreage, it is estimated that the final layout would result in approximately 80% residential and 20% commercial retail. The amount of residential exceeds the maximum threshold of 75% under existing zoning standards, unless the City considers the assisted living facility commercial and not residential.

Staff is seeking broad policy direction as to whether the City approves of the concept master plan. With said broad policy direction, Staff will work on the appropriate tool to obtain approval of said master plan. It is not the intent of this case at this time to do a detail review as to compliance with any particular district standard. Staff simply desires to know if the City wants to get to the finish line at this time, and will use subsequent meetings to navigate the particulars.

Detailed review based on appropriate districts is attached.

All costs associated with processing the Application are the responsibility of the Applicant/Developer.

Currently, there are no requests for financial assistance. All infrastructure costs are the responsibility of the Developer. The Developer is responsible for standard Development Fees.

This is a legislative decision of the City with some broad discretion. In other words, the City is not obligated to approve the request, but would be within legal means to approve the project. Staff does not object to the project based on past difficulties to develop as retail as currently guided and based on public input on multiple workshops related to the topic.

Staff recommends approval of the sketch plan contingent upon compliance with Staff Review.

Motion to direct the Developer to proceed with Preliminary Plat contingent upon compliance with Staff Review.