2017.04.17 CC Packet - Laserfiche WebLink

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Page 6 they recommend the preparation of an EIS. The Planning Commission held a public hearing on the EAW at its March 23, 2017, meeting. Staff has prepared formal responses to all of the comments received throughout the process. The EAW has identified areas where potential environmental effect exists and has incorporated the appropriate mitigation measures into the project plan. Staff analyzed the EAW and project plan as it relates to State Rules and finds the project does not have the potential for significant environmental impacts, and therefore staff does not recommend an environmental impact statement (EIS). Rezoning/Planned Unit Development The use of the PUD zoning allows the developer zoning ordinance flexibility to create a master planned development. The PUD zoning is tied to a specific PUD general plan that is proposed with this application. Excelsior Group, is requesting an approval of a PUD for the Adelaide Landing development. PUD's offer enhanced flexibility to develop a site through the relaxation of zoning district standards. The use of the PUD zoning also allows for a greater variety of uses, internal transfers of density, construction phasing and a potential for lower development costs. In exchange for this enhanced flexibility, the city has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the use of other, more standard zoning districts. In exchange for the proposed PUD, the applicant is proposing a higher quality development with valued amenities. The Adelaide Landing PUD general plan offers a proposed trail system that meanders through the development and will connect to the existing trails in adjacent residential developments. Adelaide Landing will offer sidewalk connections within the development and a public park, generally located in the middle of the development, for easy access for all residents. In addition to the proposed amenities offered, the applicant has set up the development to allow for the building of quality homes, using quality materials and architectural guidelines. Many of the homes are also positioned for scenic overlooks over the stormwater ponds and wetlands. Staff believes that the layout of the proposed Adelaide Landing PUD general plan exceeds the City's standards for residential developments. The applicant has offered a more creative and efficient approach to the existing landscape and constraints of the property through the site design layout. Because the ground water is high, the development needs fill to build up the site. The stormwater ponds offer dirt for fill, but also creates a scenic overlook for homes and along the trail corridor. These ponds also offer an ability to use stormwater for irrigation of the development, which is promoting the City's "Reduce, Reuse, Replenish" initiative. This will be further discussed later in the report. In order to approve a PUD, the City must find that the applicant has demonstrated compliance with the following criteria: