Consider Updated Sketch Plan for Rivenwick (Project #19-102); Case of Paxmar

The purpose of this case is for the Planning Commission to review the proposed updated sketch plan for Rivenwick.  The Applicant, Paxmar, will be going before the City Council on June 25th for review of a Final Plat for a minor subdivision that would subdivide the parcel necessary to construct Suite Living which is shown on the eastern most portion of the submitted sketch plan.

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. 1.85 +/- Acre Commercial Parcel (using the B-2 Business District for review)
2. 2.14 +/- Acre Assisted Living Parcel (using the R-3 Residential District [high density residential] for review)
3. 4.54 +/- Acre 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.

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.

Staff is recommending that the area shown as medium density residential adjacent to the commercial pad site be revised to show a commercial pad to bring the development under the maximum threshold of 75% of any singular use.  Staff also believes a second commercial pad at this location would be a better fit adjacent to the other commercial pad and Highway 10.

Staff is also recommending that the proposed access points be aligned to create perpendicular intersections for ingress/egress from development areas.  This intent is to create a more uniform development pattern and improved traffic conditions and safety.

The Developer has submitted revised plans addressing the above, which have not yet been reviewed by Staff. Staff will provide a verbal update at the meeting, with updated visuals.

Alternatives

Alternative 1:  Recommend approval of the submitted sketch plan contingent with staff comments.  Staff supports this alternative.

Alternative 2: Recommend denial of the submitted sketch plan due to nonconformity to the 75% maximum threshold established by the PUD.  Staff believes this can be resolved and as such does not support this alternative.

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.

Staff recommends approval of the sketch plan contingent upon compliance with Staff Review, specifically that the multifamily residential property shown north of 139th Lane NW and south of Hwy 10 be revised to show a second commercial pad.
 

Motion to approve the sketch plan contingent upon compliance with Staff Review. 

No motion is necessary regarding the requested Final Plat with respect to the proposed lot to accomodate Suite Living as that request goes directly to the City Council.  At this time it is anticipated that Suite Living will purchase the future lot and then go through the formal site plan review for their specific portion of the project.