Review Request from AKM Farms for Revision to the 2040 Comprehensive Plan Update

The purpose of this case is to discuss a request from AKM Farms (Paxmar) to revise the current draft of the Comprehensive Plan Update to change the future/planned land use of two parcels. This case is for discussion only. The City will have until December of this year to make modifications to the current draft.

The request involves to sites in close proximity.

• Northfork Parcel (western parcel)
• Alpha Development Parcel (eastern parcel)

Northfork Parcel

This site is currently guided as Rural Developing. The site is assumed to be part of the original Northfork Planned Unit Development, although records reflect this in different capacities over the years. Nonetheless, this site is not located in the future urban service area, at the request of the previous land owner. The area is guided for residential lots of at least 1 acre on private well and septic. Previous feedback from area neighbors is that the density lower than the adjacent development provides transition to the Northfork neighborhood, which is larger lots on private well and septic.

The current owner purchased the property in 2017 and would like to extend municipal water supply and sanitary sewer to the property. There was a previous development proposal submitted that included a public workshop and Planning Commission review. The request was ultimately denied. Any change to the planned land use for this site is a policy decision for the Planning Commission and City Council. From a technical perspective, this can be accomplished. Staff believes there is merit for at least extending the future urban service area. The Owner is requesting a future land use of medium density (detached), which would net approximately 100 households. Based on previous review, Staff believes a compromise could be considered.

Northfork Parcel Alternatives:

• Low Density Residential
• Medium Density Residential
• Mix of Low Density Residential and Medium Density Residential
• No Change - Leave as Rural Lots

Alpha Development Parcel

The Owner, previously under the name as Paxmar, LLC, pitched a similar project in 2017 that was denied by the City Council. That development proposal included a mix of medium density (detached) and low density residential. The primary objection was density transitioning, and a slight deviation to minimum requirements. Additionally, a majority of the City Council felt that it was appropriate to leave this parcel guided as Low Density Residential, given it's direct proximity to adjacent rural lots.

Assuming that there are not requests to deviate from density transitioning requirements, Staff could support a version of this proposal with some minor modifications. It is noted that AKM Farms is attempting to transition from the High Density Residential in the Riverstone neighborhood to the west of this parcel (future phase).

Alpha Development Alternatives

• No Change - Low Density Residential
• Mix of Low Density Residential and Medium Density Residential

Conclusion

Staff will provide a more detailed presentation to help navigate this multi-faceted request at the Planning Commission Meeting. In either scenario, Staff would recommend a transparent approach (additional notifications and hearings at final adoption) as previous public workshops were held on these proposed land use scenarios in 2017.

This request is being handled as part of normal Staff duties.

Consensus of the Planning Commission was as follows. Based on this consensus, this would also be the Staff recommendation.

1. Northfork Parcel - the Planning Commission supports changing the Future Land Use FROM Rural Developing TO Medium Density Residential (the City Council could also change TO Low Density Residential as a compromise).
2. Alpha Development Parcel - the Planning Commission does NOT support the change from Low Density Residential TO a mix of Low Density Residential and Medium Density Residential. The Planning Commission has reviewed this topic on several occassions, and recommends that this parcel stay as Low Density Residential, based on previous City Council actions and neighborhood feedback.

Given the complexity of the request, Staff will present a series of maps at the meeting to help clarify the existing plan and requested change.

 

Motion to change the draft Comprehensive Plan Update to include Outlot C, Northfork as Medium Density Residential, but reject the request to amend Outlot A, Alpha Development to include Medium Density Residential.