HomeMy WebLinkAboutStaff Report 120-06TO:
4
HONORABLE CITY COUNCIL
FROM:CITY MANAGER DEPARTMENT: PLANNING
COMMUNITY ENVIRONMENT
DATE:
SUBJECT:
JANUARY 30, 2006 CMR: 120:06
REQUEST BY GREENBRIAR HOMES COMMUNITIES, INC. &
MCNELLIS PARTNERS FOR APPROVAL OF CITY COUNCIL TO
CONDUCT A PRELIMINARY REVIEW OF A MIXED-USE
RESIDENTIAL AND RETAIL DEVELOPMENT AT 3401, 3415, AND 3445
ALMA STREET (ALMA PLAZA) [05-PLN-00416]:
RECOMMENDATION
Staff recommends that the City Council N’ant the applicant’s request for a preliminary review by
the City Council to take place in a study session on March 13, 2006.
BACKGROUND
The project proponents are Greenbfiar Homes Communities, Inc., and McNellis Paa’tners. The
proposed project site is the existing Alma Plaza property, an approximately 4.2-acre site
comprised of three parcels developed for neighborhood-co~mnercial businesses. Greenbriar
Homes Conmmnities and McNellis Partners are proposing a mixed-use project. The applicant
wishes to have a preliminary review of the project before submitting an application for a zone
change from the existing Plarmed Community district to tKM-30 and CN districts and needs
concurrence by Council to have the preliminary review. Project details will be presented at the
time of preliminary review.
DISCUSSION
PAMC Section 18.97.030 states that concurrence of the City Council is necessary to conduct a
preliminary review. The purposes of a preliminary review are:
a)To maximize opportunities for meaningful public discussion of development projects, at the
earliest feasible time, for the guidance of the public, project proponents, and City decision
makers.
b)To focus public and enviromnental review of development projects on the issues of~eatest
significance to the conmmnity, including but not limited to plamfing concerns, neighborhood
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compatibility, Comprehensive Plan consistency, economics, social costs and benefits, fiscal
costs and benefits, teclmological factors, and legal issues. These procedures are not intended
to pem~it or foreclose debate on the merits of approval or disapproval of any given
developlnent project.
c) To provide members of the public with the opportunity to obtain early information about
development proj ects in which they may have an interest.
d) To provide project proponents with the opportunity to obtain early, non-binding preliminary
comments on development projects to encourage sound and efficient private decisions about
how to proceed.
e) To encourage early comnmnication between elected and appointed public officials and staff
with respect to the implementation of city policies, standards, and regulations on particular
development projects.
f)To facilitate orderly and consistent implementation of the city’s Comprehensive Plan and
development regulations.
ALTERNATIVES TO STAFF RECOMMENDATION
Pursuant to PAMC Section 18.97.040(a), one or more noticed public study sessions can be held
to accomplish the purposes of a preliminary review. In lieu of the Com~cil concun-ing to conduct
the study session solely at the Council level as reconm~ended by staff, the Council may choose
the fo!lowing alternatives in accordance with Section 18.97.040(b):
1)
2)
The Council may direct the study session to be conducted solely by the Planning and
Transportation Commission, or
The Council may direct the Plmming and Transportation Convnission to initially study
the project before the City Conncil study session, or
The Council may direct staff to arrange a joint meeting of the City Council and Planning
and Transportation Commission and any other City boards whose participation is deemed
desirable.
RESOURCE IMPACT
Applicants for any preliminary review submit a fee deposit, against which staff time expended to
process the application is charged, as a part of the City’s cost recovery pro~am.
POLICY IMPLICATIONS
Policy implications of the project would be discussed during the preliminary review before
Council.
ENVIRONMENTAL REVIEW
No environnaental review is required for preliminary review. However, enviromnental issues
would be highlighted for the Council during the preliminary review of this project.
PREPARED BY:
LORRAINE WEISS
Contract Plmmer
CMR: [~.0;~¢o Page 2 of 3
DEPARTMENT HEAD REVIEW:
CITY MANAGER APPROVAL:
COURTESY COPIES:
Patrick Costanzo, Jr., Executive Vice President, Greenbriar Homes Communities, Jnc.
Jotm McNellis, McNellis Partners, LLC
Jim Baer