5.3. SR 06-13-2011 - Laserfiche WebLink

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Memorandum 171st Avenue Area AUAR Land Use Development Scenarios May 20, 2011 Page 6 of 6 that could be accommodated, and the fact that much of the service /commercial uses are generally small in area than those found in other categories, a composite FAR of 0.25 and 0.35 will be analyzed in the scenarios for these areas. Destination Retail This district responds to considerations for the future interchange along Highway 10/169 as mentioned in the 171St Avenue Focused Area Study. The Destination Retail area suggests a large area of highway commercial land use typically seen in 1-2 story buildings. Areas west of Highway 10/169 are suited for larger commercial users, while areas east of Highway 10/169 are suited for areas of retail and office use. Projected land use area within this district was calculated as part of the FAST study and a composite FAR of 0.25 and 0.35 will be analyzed in the scenarios for these areas. Temporary Destination Retail The small area (approximately 18 acres) along the east side of Highway 10/169 is designated as Temporary Destination Retail. This area falls within the future right of way for the interchanges and as a result, the city must balance the level of near-term public infrastructure and private investments, knowing that the future interchange will be built. Mixtures of retail and office uses in 1 story buildings are expected here, and the projected land use area within this district was calculated as part of the FAST study and a composite FAR of 0.25 and 0.35 will be analyzed in the scenarios for these areas. Recommendations It is important to clearly define the scenarios at this point in the AUAR process as all further environmental analysis will use these scenarios and the density assumptions. Making changes to these assumptions now will be much easier and keep the project on schedule. At this time we are requesting that City Staff review the proposed land use development scenarios and provide us with feedback if the assumptions made accurately reflect what should be analyzed in the AUAR. We would be happy to meet with you or talk over the phone. Please feel free to call Andi Moffatt at 763- 287-7196 or Kelsey Johnson at 763-287-8521 to review these scenarios.