5.1. PCSR 01-23-2024 - Laserfiche WebLink

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The proposed Spectrum parcel also included an application to establish a Planned Unit Development to support development of additional amenities on the existing middle and high school buildings. Comprehensive Plan The Comprehensive Plan guides the Spectrum parcel for public/semi-public uses, supporting the proposed use of the property, however the land use map included the vacant outlot as part of the right-of-way for Highway 169. The proposed land uses for the outlot are consistent with the land use designations located immediately to the east of the outlot (Industrial designation for lot 2, and Public/Semi-public for lot1), essentially carrying the same land use categories west to the actual right-of-way for Highway 169. Access and Circulation The plat dedicates right-of-way for a new cul-de-sac, providing access and frontage to a public street for the proposed lot 2. However, as the only proposed use of lot 2 is for a billboard, generally only requiring a driveway for infrequent access, the applicant has requested approval to leave the right-of-way undeveloped. Staff and the city attorney have reviewed their proposal and support the request. However, should the parcel develop into another use in the future, the right-of-way must be developed to city standards and the developer’s expense. Staff have included a condition of approval requiring an agreement between the city and applicant to memorialize the arrangement. The proposed lot 1 is an expanded parcel housing the existing high school building and will continue to utilize the driveway access on Industrial Circle. Engineering, Stormwater, and Environmental A wetland delineation for the parcel was reviewed last fall and received approval in September 2023. There was concern that the location of the right-of-way was in a wetland, but the delineation did not identify a wetland in the area. There are no public improvements proposed as part of the proposed plat, but the right-of-way must meet all city standards to support possible development of a cul-de-sac in the future. Applicable Regulations Preliminary Plat City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat. 1. The proposed subdivision is consistent with the zoning regulations (article VI of this chapter) and conforms in all respects with all requirements of this Code, including the zoning regulations and this article. The proposed subdivision is consistent with all zoning regulations. The parcels meet the minimum size requirements for the proposed zoning districts (I-1 and BP) and the two parcels will have access and frontage to a public right-of-way. 2. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans, including, but not limited to, the city's comprehensive development plan. As noted above, the Comprehensive Plan inadvertently lumped the existing outlot into right-of-way for Highway 169. The proposed uses are consistent with the adjacent land uses, and as such are consistent with the intent of the Comprehensive Plan. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and drainage are suitable for the type and density of development and uses contemplated.