#02 - Highpointe Crossing - Laserfiche WebLink

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Alternative 1 - MUSA Connection/Comprehensive Plan Amendment To connect this development to the regional sanitary sewer system, several amendments will be required to the City’s Comprehensive plan. A MUSA Map amendment would be required to sewer this lot along with a physical connection to the regional sanitary sewer system along Inwood Avenue to the south of this project area. Additionally, this development is at a lower density (.86 units/acre as approved in September 2024) than is permitted in any future land use category in the City’s 2040 Comprehensive Plan. Staff do not advise on the use of existing sewered future land use categories for this project as it would not conform to the City’s Comprehensive Plan. Staff therefore find that it would be most appropriate to create a new future land use category for this type of development and have discussed a new future land use category called OP-LDR (Open Space – Low Density Residential). This category would be similar in concept to what is allowed/required by the OP PUD ordinance already in place. Primarily, open space comprising 50% of developments would be required to be placed under permanent easements allowing public access and restricting future development. Negative impacts to the Citywide density within the City’s MUSA boundary could be limited by requiring open space preservation of 50% of the land area. Using Highpoint Crossing as an example, the development density could be interpreted in different ways: Highpointe Crossing Density Comparison* Current Approach OP-LDR Approach Total Units 65 Gross Acres 78.24 78.24 Net Out - Wetlands 2.58 2.58 Net Out - Open Space (no ponds/wetlands) 40.83 Total Net Acres 75.66 34.83 Net Density .86 units/acre 1.86 units/acre *This table shows the difference between how staff would review the Highpoint Crossing Development approved in September 2024 (65 units) in an existing future land use category versus a new category that is designed to encourage sewered open space developments. Staff propose that density in a new OP-LDR future land use category be an allowable range between 2-3 units per acre. This would help to further reduce the impacts on Citywide density, and minimize changes that may be needed elsewhere in the City’s Comprehensive Plan to achieve a target of 3.5 units per acre within the City’s MUSA boundary. If the City adopts a density range between 2-3 units per acre, the plans for Highpointe Crossing must be further revised to meet 2.0 units per acre. Should the City Council provide feedback supportive of this alternative, the next step would be for the Developer to begin compiling a Comprehensive Plan Amendment request. City staff will recommend connection to the City sewer along Inwood at the Developer’s cost. City Staff would also require a revised preliminary plat to have development plans revised in order to detail connection to the City’s sewer system. Alternative 2 – Large Lot Rural Development: To shift the development to private septic systems on each proposed residential lot, the Development plans would need to be significantly revised to accommodate a primary and secondary drain field on each lot. This would significantly decrease lots from 65 as already approved with community septic to a maximum of 31 with individual septic systems. The Developer’s narrative includes a possible layout for this alternative. The concept layout details 30 residential lots ranging from 1.5 to 2.9 acres. The City currently does not permit non-sewered developments with less than 2.5 acres per lot. There is an existing zoning district called the Rural Single Family district, which was discontinued in 2005 but remains