10/08/2008 P&Z Packet - Laserfiche WebLink

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Planning & Zoning Board September 10, 2008 Page 5 Mr. Smyser explained that capacity for utilities is of utmost importance and that the problem with the last plan was that it did not consider the availability of service to areas. The city is trying to avoid misleading property owners, and reiterated that the expectations of the past could not be fulfilled, so staff is trying to avoid creating this problem again. Mr. Tralle called for a 10- minute recess at 8:35 p.m. Mr. Tralle reconvened the meeting at 8:48 p.m. Board members discussed the proposed revisions to the parcels. Staff explained that the need for fire suppression for the expansion of retail space at the garden center is a state fire code requirement. Regarding the staging areas, staff noted that a city always has to identify needs and draw a line, as development drives the installation of a pipe. Staff pointed out that a residential area along Orange St. and Maple Street with lots of around 10,000 sq. ft. with on -site sewer systems will require sewer service soon from a public health standpoint. The city needs to plan for service to that area. Board Members further discussed the Urban Reserve designation. Some members thought that Parcels A & B should be designated at one unit per ten acres versus permanent rural. They were reminded that any parcel designated as Urban Reserve will remain as such until someone comes in with a development proposal. Staff noted that most property owners will wait to develop when sewer is available. Board Members asked if staff had considered cluster developments. Staff replied that clustering works well in permanently unsewered areas. But, as soon as a cluster system is created, it becomes difficult to finance service to adjoining parcels when necessary, which sometimes causes a donut hole for infrastructure. Staff reminded the board that part of the city's growth management strategy is to provide a fully functional system. Staff reiterated that the Urban Reserve designation is just a holding area for development. The whole point of long term planning for full build out is to avoid these types of issues and problems in the future. Board members discussed the consideration of reducing the Urban Reserve requirements to one unit per ten acres. Those in favor of reducing the requirements stated that they understand the value of master planning, but acknowledge that it may cause limitations to families. Those against changing the requirements stated it would complicate things for the city, pointing out that this issue was discussed for a long time during the Comp Plan process. Board members stated that they understand that Urban Reserve is just a designation, and that the point is to maximize planning for optimal path for roads, neighborhoods and businesses although it may be a burden to some land owners. Staff reminded the board that there are areas in need of service, and the city would be remiss if they are not trying to service an area that could be a public health hazard. Staff explained the need to plan efficiently based on public, health, welfare and safety, and the need to deal with existing homes rather than future potential homes. DRAFT MINUTES