03/07/2017 - Laserfiche WebLink

Home Browse Search

As proposed, the subject text amendment will revise policy 5.6 of the Future Land Use Element. The proposed revisions are shown as underlined and sfFike in attachment 95. ANALYSIS When staff drafted Future Land use Element Policy 5.6 as part of the county's 2010 EAR based comprehensive plan amendments, the policy was structured to be somewhat restrictive but could be applied to a number of areas in the county. The policy limited the allowable uses in a mixed use project, limited the overall project size, established timing requirements for permitting and constructing commercial square footage, required certain design elements, and imposed various other restrictions and limitations. Currently, Policy 5.6 provides an allowance for mixed use (residential and commercial uses) Planned Developments (PDs) to locate within residentially designated areas along major roadways. Incorporated within Policy 5.6 are various conditions and limitations that ensure that mixed use PDs are compatible with surrounding residential areas. As structured, the proposed amendment establishes special mixed use criteria for the "SR 60/IRSC preferred location area"; the area adjacent to the SR60/58th Avenue node, the IRSC campus at 60h Avenue, and the SR 60/66th Avenue intersection. Special criteria for the SR 60/IRSC preferred location area include an increase in the mixed use PD project maximum area from 40 acres to 80 acres. The proposed preferred location criteria also allow an increased proportion of project area for commercial use from 25% to up to 50% with a cap of 30 acres, and an increase in individual commercial building maximum area from 25,000 sq. ft. to 60,000 sq. ft. Proposed criteria also require provision of significant infrastructure improvements for SR60 access, 66' Avenue access, a bridge over Lateral A canal, and signalization at 66' Avenue/"18th Street". The proposed criteria require the applicant/developer to coordinate with County Public Works and IRSC with respect to those improvements. Finally, proposed changes allow for development of more commercial area "up front" together with a requirement for completing or entering into a developers agreement for completion of the infrastructure improvements referenced above. The core properties within the "SR 60/IRSC preferred location area" are controlled by IRSC and one other land owner (see attachment #6), although other adjacent properties could be added under one master plan PD area (see attachment 8). Under the existing mixed use policy, a mixture of residential and commercial uses are allowed in that area, but at a limited scale (40 acres maximum) and without guarantees of shared infrastructure that will integrate the project with the IRSC campus. The proposed mixed use policy while allowing a greater amount of acreage to be developed (80 acres maximum) and a greater percentage of commercial development, comes with guarantees of providing shared infrastructure, including access to SR 60 and 66th Avenue, and integration into the IRSC campus. With mixed use Planned Developments (PDs), those guarantees will be implemented through the County's existing PD review and approval process. Through a mixed use PD "area master plan" approach, there is a unique opportunity to accommodate and integrate residential, commercial, and institutional (college) uses. Such an approach will require property reconfiguration to properly and logically consolidate owner/developer property and IRSC campus property and to ensure properly located major infrastructure improvements including shared 4 P168