5.1. PCSR 02-27-2024 - Laserfiche WebLink

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The subdivision would expand the existing Spectrum parcel to include a portion of the existing outlot (proposed Lot 1) and plat the remainder of the outlot as a second buildable parcel to support installation of an Advertising Sign (billboard) on proposed Lot 2. The subdivision also dedicates right-of-way to provide lot 2 with both access and frontage on a city street. The proposed Spectrum parcel is also included in an application to establish a Planned Unit Development (CU 23-24) 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 lot 1). In order to approve the preliminary plat, the proposed land use amendment updating the land use designations for the outlot must be approved as the plat may not be approved without adherence to the city’s comprehensive plan. The land use amendment essentially carries 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 a use other than a billboard in the future, the right-of-way must be developed to city standards and at 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 street and 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.