09/10/2008 P&Z Minutes - Laserfiche WebLink

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Planning & Zoning Board September 10, 2008 Page 4 APPROVED MINUTES Reserve to have commercial. He pointed out that al l three parcels directly adjoin the area where sewer will be provided. He wondered how the council proposes to provide utilities to existing properties without the extension to a n ew commercial development. He stated that a very abrupt line has been drawn along these parcels. Mr. Joyer stated that he would prefer to develop on his property prior to the proposed staging timeline, and provided specific recommendat ions for staff and the board to consider for each of the three parcels. He noted t hat he had discussed these recommendations with staff and he would welcome an option for change. Mr. Joyer added that the parcel that is held in a family trus t has been pastured and farmed for 92 years, and that this is not necessarily a practical solution for the future. Michael Grochala, Community Development Director, p rovided some insight to the process leading to the proposed changes to these pa rcels. Mr. Grochala noted that the 2007 map referenced by Mr. Joyer is the full build map included within the draft plan. The full build map identifies the Joyer property as future commercial and high density residential. In the short term (2030 Plan) the are a is shown as Urban Reserve. The location of the Urban Reserve was determined by evaluating the staging plan. Both the development forecasts and the sanitary sewer ca pacity was analyzed to guide the location of the stage 1 and stage 2 lines. He expl ained that there are five sewer districts in the city, each with sub-districts. Staging in e ach sewer district is planned to ensure there will be sewer capacity and to ensure a ration al development sequence. He pointed out that the Joyer property was located in Sewer Di strict 2. The City does not currently have capacity within the system to service all of d istrict 2. He noted that staff identified the areas that have the existing necessary infrastructure for development. The plan is to bring a trunk reliever up the west side of the city that will free up capacity in the rest of District 2. Withou t the reliever, capacity is limited to the point that only the Stage 1 area can be served. He explained that the sod farms would need to develop in order to allow for expansion int o the Waldoch area. He added that the plan is to reserve capacity for existing unsewered neighborhoods prior to allocating service to new development areas. He pointed out t hat the Waldoch property and the Joyer property will be serviced by separate lines, and the city is not projecting enough growth to bring utilities to all this land in the f oreseeable future. Mr. Grochala pointed out that keeping these propert ies Urban Reserve at one unit per forty acres would alleviate conflict as future deve lopment occurs. He noted that staff would have no issue with moving Parcel C, as identi fied, into the Stage 1 growth area, as it is immediately adjacent to the utilities from th e Pine Glen subdivision. He noted that a review of the Comp Plan every two years could provi de opportunity for revisions if development, such as the sod farms, should occur ea rlier than anticipated. Board Members voiced their understanding that reser ving capacity is one of the mechanisms to control growth before it is ready to occur. Development at this location will be dictated by what develops to the south, and that although a parcel may be moved from Stage 2 to Stage 1, development will still not occur until utilities are present.