05-19-2025 - Agenda Packet Planning Commission - Planning Commission Packet

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FILE # LA25-000019 May 19, 2025 Page 3 of 4 APPLICABILITY Each site proposed for rezoning to RPUD must be at least five acres (excluding wetlands, floodplain, right- of-way, or shoreland district) or it must meet one of the criteria listed in Section 78-626. The subject property is only 1.0 acre in area and may be eligible for RPUD development through the exception which states a property not meeting the minimum 5.0-acre requirement may be eligible if it is directly adjacent to or across a public street from property which has been developed previously as a RPUD or planned residential development as long as it will be perceived as and will function as an extension of the adjacent RPUD. REGULATIONS + ANALYSIS RPUD Development Standards (City Code Section 78-626) An analysis of the proposal against the RPUD requirements is attached as Exhibit H. The Planning Commission and City Council are asked to provide general comments and feedback on the project, and specifically provide direction or guidance relating to the issues highlighted below. Site size. The property is not large enough to stand alone as an RPUD (requiring 5 acres), but the Commission could view it as a continuation of the existing surrounding developments, specifically Northgate Two. However, the applicant is proposing to divide the 0.99-acre property into two ½ acre lots to contain single-family detached homes which is a different layout then the Northgate Two development. Northgate Two is a PRD which provides a large, common open space and zero -lot line building pad lots. Hill O’ Way Manor (R-1A) consists of single-family lots ranging from approximately 0.4 to 0.9 acres in area. The proposed project would not be viewed as a continuation of either Northgate Two or Hill O’ Way Manor. Density. Developments within an RPUD district shall have a density within the range specified in the comprehensive plan for the specific site. The proposal reflects 2 units per acre, which is lower than the guided density within the 2040 Comprehensive Plan for 3 to 8 units per acre, and would not meet the RPUD criteria. In order to approve a development less dense than the Comprehensive Plan guidance (3-8 u/a) would require a Comprehensive Plan Amendment and would also impact the City’s overall Density requirements. Doing so may require the City to identify new areas for additional density in another area of the City. Private recreation Area. Each RPUD development shall provide a minimum of 10% of the gross project area in private recreational uses for project residents. Such area shall be for active or passive recreational uses suited to the needs of the residents of the project, including swimming pools, trails, nature areas, picnic areas, tot lots, and saunas. The proposal does not include common space areas and would not meet the RPUD criteria for establishment of a private recreation area. The remaining RPUD criteria require a more developed application. At the Concept Plan review level, the Planning Commission should focus on the identified issues for discussion and provide the applicant with direction regarding their next steps. PUBLIC COMMENTS This is a non-binding review process, not a formal application. No notice to the public has been published as such, no public comments have been received. A public hearing notice will be published when/if a formal subdivision application is submitted. 31