WORK SESSION STAFF REPORT Work Session Item No. 2. Michael Grochala, Community Development Director

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1 WORK SESSION STAFF REPORT Work Session Item No. 2 WS Item 2 Date: March, 2018 To: From: Re: City Council Michael Grochala, Community Development Director 200 Comprehensive Plan Mixed Use Districts Background At the February, City Council work session the City Council directed staff to modify the draft 200 Land Use Plan to guide the Winter Property as Mixed Use. The development parameters provide for 0% of the property to be used for residential purposes at.0 to.9 units per acre and the balance of the land commercial consistent with the adjacent business campus designation to the south. Staff incorporated this change into the draft plan and discussed the mixed used districts with the Planning and Zoning board at their February 1, 2018 meeting. Based on discussions at both the City Council meeting and the Planning and Zoning board staff has prepared an overview of the Mixed Use districts, changes from last plan, individual district provisions and development review process. Attachments 1. Landform Memo dated March 2, 2018

2 Lino s 200 Comprehensive Plan Update Date: To: From: Subject: March 1, 2018 for the March, 2018 Meeting Lino s City Council Kendra Lindahl, AICP Landform Professional Services Comprehensive Plan Update Land Use Plan, Mixed Use Classification Background At their February 1 th meeting, the P&Z Board discussed the Mixed Use land use classification and how it is used in the Comprehensive Plan. They discussed the new detailed information proposed for each mixed use area to ensure that it better reflects the City vision and, specifically, when they might allow a single type of land use (e.g. all residential land uses or all commercial land uses). The Board noted that in some mixed use areas a single type of land use would be appropriate because of the surrounding land uses, which would function as a mixed use area. Staff and consultants are in the final stages of preparing a complete plan document after nearly one year of meetings with the P&Z Board, City Council, other City Boards and the public. The draft language attached to this packet reflects the Board discussion. Land Use Designation and Zoning Designation The Comprehensive Plan is the City Council s vision for development in Lino s. Although it is a physical plan, it is a reflection of the community's social and economic values. These values are translated into the type of land use the City desires and programs regarding economic development, housing, parks, transportation and other key areas. Planning for Land Use helps communities determine how to plan for investment in sewer, water, roads, parks, and other infrastructure. When evaluating how land will be used in the future, communities also consider housing needs, employment patterns, recreational space and commercial activities. Planning where different uses will go helps communities maximize efficient delivery of services to businesses and residents, which helps manage costs. Identifying land uses provides a guide to the City to tell them if a development is located on a parcel that is consistent with the infrastructure and city services provided to that area. When the City adopts the Future Land Use Plan, it provides general guidance to landowners about how the City expects the land to develop. The City Council must then adopt a Zoning Map and Zoning Ordinance standards to implement that plan. The following shows how the adopted 2030 Future Land Use Plan corresponds to the adopted Zoning Districts: City Council re: Mixed Use 1 March, 2018

3 Lino s 200 Comprehensive Plan Update Adopted 2030 Land Use Designation Permanent Rural Density: 1 unit per 10 acres Urban Reserve Density: 1 unit per 10 acres Low Density Residential Density: 1. to 3.9 units per acre Medium Density Residential Density:.0 to.9 units per acre High Density Residential Density:.0 to 10.0 units per acre Mixed Use Density: varies by district (see Table 3-) Commercial Business Campus Industrial Civic and Institutional Parks and Open Space Private Airfield Adopted Zoning Designation R (Rural) R-X (Rural Executive) R (Rural) R-X (Rural Executive) R-BR (Rural Business Reserve) R-1 (Single Family Residential) R-1X (Single Family Executive Residential) R-2 (Two Family Residential) R-2 (Two Family Residential) R-3 (Medium Density Residential) R- (High Density Residential) R- (Manufactured Home Park) Varies but will be rezoned to PUD (Planned Unit Development) with development NB (Neighborhood Business) LB (Limited Business) GB (General Business) To Be Created LI (Light Industrial) GI (General Industrial) PSP (Public and Semi-Public) PSP (Public and Semi-Public) AZO (Airport Zoning Overlay) There are no new residential land use classifications proposed in the 200 Future Land Use Plan, therefore, staff believes that the existing zoning districts are still appropriate. However, we are proposing the addition of a new Business Campus land use designation and the Council will need to establish a new district and standards. We recommend that the Council review all districts following adoption of the City Council re: Mixed Use 2 March, 2018

4 Lino s 200 Comprehensive Plan Update Comprehensive Plan to ensure that the development standards are consistent with Council goals as outlined in the Comprehensive Plan. Mixed Use Description The term mixed use is used in a variety of ways in local plans and ordinances. It is a commonly used land use designation in many cities and is a part of the current Lino s Comprehensive Plan. Mixed use may mean that land uses not typically allowed together in single-use districts (such as residential and commercial) are permitted, or possibly required, in a single structure, on a single lot, or within a single development. In Lino s plan, the mixed use district is used for flexibility where there are unique site characteristics or where the City anticipates that the market will demand a different type of development. Development may be mixed vertically, consisting of main floor commercial space with office or housing units located above, or development may be mixed horizontally on a particular site. Each area is unique, and will be planned to be compatible with the surrounding land uses. Flexibility to respond to the needs of a particular location will mean that one site may be developed entirely for a single use in certain areas if the city s goals for the area are met. The land use plan says that mixed use areas shall be designed to incorporate more compact development and promote pedestrian activity, and to provide a sense of place within Lino s by creating active and attractive developments with opportunities for interaction through successful design and site layout. Mixed use areas also address the city s required goals for affordable and lifecycle housing. They are the only areas in the city allowing residential densities of eight units per acre or higher. Mixing residential and commercial uses in these areas will provide employment opportunities for residents, increase convenient access to retail opportunities, and especially serve the needs of senior and lower income residents who may reside in these areas. Mixed Use Sites The 200 Future Land Use Plan identifies 11 areas for mixed use development. Table 3- of the draft plan lists each area along with the expected split between residential and commercial uses, and information about the city s goals for each site. Nine of the mixed use areas are existing today on the adopted 2030 Future Land Use Plan. One property (Waldoch Farms) was added to the 200 Future Land Use Plan. It was identified as Mixed Use on the 2030 Full Build Out Future Land Use Map, but the phasing plan changes where requested by landowner. The P&Z Board recommended approval of the requested phasing change and it is now shown on the 200 Future Land Use Plan. One new mixed use area was added to the 200 Future Land Use Plan at City Council direction. The Winter Property was discussed by the City Council on several occasions. At their February th meeting, the City Council directed staff to modify the criteria for development of the Winter property to designate it as mixed use. The new recommendation from the Council is shown on Table 3- in the draft land use chapter attachment. City Council re: Mixed Use 3 March, 2018

5 Lino s 200 Comprehensive Plan Update The City approved a Comprehensive Plan Amend for the Watermark in 201 to change the northwest 10 acres of the site to Mixed Use like the remainder the development. One additional area was identified in the Full Build Out Land Use Plan for development post-200. The location is near 80 th Street West of I-3E and south of Hardwood Creek, in the northeastern part of the city. Due to the proposed interchange at I-3E/80 th and the planned northerly by-pass, the area will experience significant impact that makes it less desirable for low density residential uses. Staff is recommending that the area be reclassified from Low Density Residential and Medium Density Residential to Mixed Use to allow a variety of housing and commercial uses that may be more compatible with transportation network improvements and the adjacent planned Business Campus land uses. The mixed use areas will often be developed as Planned Unit Developments (PUD), which are custom zoning districts with standards negotiated with the City and the developer. The City has a high level of discretion when reviewing a PUD. A PUD must be consistent with the City s Comprehensive Plan. The City Council may impose reasonable requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety and welfare of the community and surrounding area. The mixed use designation also offers benefits to developers by providing an opportunity for unique projects that might not fit into a standard land use designation and benefits the City by providing more specific land use standards for each area. A PUD allows the City Council to negotiate with the developer to require additional landscaping, higher quality architecture or similar improvements to meet the goals of the Comprehensive Plan. With standard zoning, if development proposal meets the standards outlined in the Zoning and Subdivision ordinances the Council must approve it. For example, if a parcel of land is guided Low Density and zoned R-1 (which is the largest land use category in the City), the City must approve the development proposal if it meets the R-1 district standards. The Council cannot require additional landscaping, higher quality architecture or similar improvements. Discussion The Council directed staff to update the 2030 Comprehensive Plan and work with the Planning & Zoning Board to draft the update. The Planning & Zoning Board recommended language to better define what is expected in each of the mixed use districts and add two new mixed use areas. 1. The Council should confirm retention of the 10 existing mixed use areas and the addition of the two new mixed use areas along I-3E. Next Steps We expect to deliver the draft plan to the Planning & Zoning Board on approximately March 9 th for discussion at the March 1 th board meeting. The board should give any direction for changes to the draft prior to public comment. The Council will review the draft on April 2 nd. The open house to present the Draft 200 Comprehensive Plan is scheduled for April 3 rd. The Public Hearing is scheduled for the May 9 th P&Z Board meeting City Council re: Mixed Use March, 2018

6 Lino s 200 Comprehensive Plan Update The Council will review at that June th Work Session and is anticipated to approve for distribution at the June 11 th meeting. Attachments: 1. Excerpts from the Draft Land Use Chapter 2. Adopted 2030 Land Use Plan Map with Mixed Use Areas noted 3. Adopted 2030 Full-Build Land Use Plan Map with Mixed Use Areas noted. Draft 200 Land Use Plan Map with Mixed Use Areas noted. Draft 200 Full-Build Land Use Plan Map with Mixed Use Areas noted City Council re: Mixed Use March, 2018

7 Figure 3-3: 2030 Future Land Use Map Mixed Use Designation in adopted 2030 Plan and Draft 200 Plan

8 Figure 3-2: Full Build Out Future Land Use Map Mixed Use Designation in adopted 2030 Plan and Draft 200 Plan

9 City of Columbus Ro n d eau Dr E Rd W 1 Oak Ln Main St od " ) 21 Marshan Elm St City of Centerville Main St Centerville Centerville Rd Hodgson Rd 9 City of Shoreview 2nd St N Ash St Cedar Ash St 21 Open Water Low Density Residential Right-of-Way Medium Density Residential Municipal Boundary High Density Residential Parcels Mixed Use Streams Civic and Institutional Parks and Open Space Mixed Use Designation in adopted 2030 Plan and Draft 200 Plan th St Holly Dr E Holly Dr City of Circle Pines 9 Urban Reserve Industrial Cedar St Reshanau Private Airfield Business Campus 20th Ave S Rice Permanent Rural Commercial 8 " ) Baldwin 3E 20th Ave Lak e Dr George Watch Legend Peltier 1 Ap 13 Figure Future Land Use 3W oll Lilac St r 3 80th St E " ) 10 City of Hugo 2 Main St City of Blaine Sunset Ave 20th Ave 1 th Ave 1 D r 21 Amelia 8 " ) Otter Mixed Use parcels added to 200 Plan Bald Eagle Wilkinson City of North Oaks White Bear Township 3,00 1,0 0 3,00 Feet Date: 3/2/2018

10 City of Columbus Ro n d eau Dr E Rd W 1 Oak Ln oll od 13 Ap City of Centerville Centerville Rd Hodgson Rd 9 Ash St Cedar Ash St Open Water Medium Density Residential Right-of-Way High Density Residential Municipal Boundary Mixed Use Parcels Commercial Streams Civic and Institutional Parks and Open Space Mixed Use Designation in adopted 2030 Plan and Draft 200 Plan th St Holly Dr E 21 Low Density Residential 20th Ave S Reshanau Private Airfield Industrial Cedar St 9 8 Permanent Rural Business Campus " ) 21 2nd St N 1 Main St 23 Baldwin 3E 20th Ave Dr 21 Centerville Rice Legend Peltier 1 George Watch Lak e Marshan Elm St Figure 3-1 Full Build Out Land Use City of Hugo 3W r " ) Main St Lilac St 80th St E " ) 10 20th Ave th Ave 2 Main St 3 City of Blaine Holly Dr Sunset Ave 1 1 D r 21 Amelia 8 " ) Otter Mixed Use parcels added to 200 Plan Bald Eagle Wilkinson City of North Oaks White Bear Township 3,00 1,0 0 3,00 Feet Date: 2//2018

11 Holly Dr Centerville Rd 20th Ave 20th Ave S City of Columbus th Ave Dr Rd W Dr E 21 Sunset Ave 1 Main St 1 Oak Ln 20th Ave ")10 80th St E Figure 3-1 Full Build Out Land Use City of Blaine Lilac St ")13 Apollo Dr Dr 3W George Watch Main St 1 Peltier 21 3E Legend Figure 3-1. Full Build Land Use Permanent Rural Private Airfield Low Density Residential Open Water Medium Density Residential Right-of-Way 23 Elm St Marshan Centerville Rice Reshanau 9 City of Centerville 21 Main St Cedar St ")8 1 City of Hugo High Density Residential Mixed Use Commercial Business Campus Industrial Civic and Institutional Parks and Open Space Municipal Boundary Parcels Streams Baldwin Hodgson Rd 9 2nd St N Ash St Cedar Ash St Holly Dr E 21 Amelia ")8 Otter th St Wilkinson City of North Oaks White Bear Township 3,00 1,0 0 3,00 Bald Eagle DRAFT Mar02-18 for review only Feet Date: 2//

12 Holly Dr Centerville Rd 20th Ave 20th Ave S City of Columbus th Ave Dr Rd W Dr E 21 Sunset Ave 1 Main St 1 Oak Ln 20th Ave ")10 80th St E Figure Future Land Use City of Blaine Lilac St ")13 Apollo Dr Dr 3W George Watch Main St 1 Peltier 21 3E Legend Permanent Rural Private Airfield Urban Reserve Figure Future Land Use Open Water Low Density Residential Right-of-Way 23 Elm St Rice Marshan Reshanau Centerville City of Centerville 21 Cedar St Main St ")8 1 City of Hugo Medium Density Residential High Density Residential Mixed Use Commercial Business Campus Industrial Civic and Institutional Municipal Boundary Parcels Streams 9 Parks and Open Space City of Circle Pines Baldwin Hodgson Rd 9 2nd St N Cedar Ash St Holly Dr E 21 Amelia Ash St Wilkinson City of Shoreview City of North Oaks White Bear Township 3,00 1,0 0 3,00 ")8 Otter th St Bald Eagle DRAFT Mar02-18 for review only Feet Date: 3/2/

13 least every 10 years as part of the Comprehensive Plan Update. Therefore a portion of Urban Reserve could be staged for urban development in another 10 years. An Urban Reserve allows Lino s to study the rate of growth over the next 10 years and better understand the type of land use and rate of growth that will occur in this area. Residential Land Uses Residential uses will account for approximately 30% of the total 200 developed land area (net of wetlands and water) in Lino s in 200. Detailed descriptions of each residential land use category are included below, along with the rationale for locating these uses. Low Density Residential The city s predominant future residential land use is low density residential. The 200 Land Use Plan identifies xx acres of low density residential, or xx% of the total land area (net of wetlands and water bodies). This land use category provides for housing at densities of 1. to 3.9 units per net acre that is served by municipal sewer and water service. Efforts were made to locate these areas to avoid conflict with more intense land uses, including commercial and industrial areas, high density housing, and high traffic volume roadways. Low impact development will be required in accordance with the Resource Management Plan in environmentally sensitive areas within the Low Density Residential designation. Medium Density Residential The city s 200 Land Use Plan identifies xx net acres for medium density residential development, or xx% of the city s total land area (net of wetlands and water bodies). This land use category will accommodate medium density residential development at densities of.0 to.9 units per net acre served by municipal sewer and water. These areas can serve as a transition between lower and higher intensity uses. Development in these areas should consider neighboring uses, and efforts should be made to provide for smooth transitions between medium and low density areas. Several medium density residential areas were also located on sites with environmentally sensitive areas. This provides for increased flexibility for development in these areas. Allowing for higher density on suitable areas of a site will increase the financial feasibility of preserving sensitive areas, and allow for more creative site plans that incorporate natural areas into the site planning process. Standards for development in environmentally sensitive areas will require additional environmental protection measures to reduce stormwater runoff and other environmental impacts of more intense development, as defined in the Resource Management System Plan. High Density Residential The 200 Land Use Plan identifies xx net acres of high density residential uses, or xx% of the city s total land area (net of wetlands and water bodies). The purpose of this land use category is to accommodate residential development at a density of.0 to 10.0 units per acre served by municipal sewer and water. These areas can also serve as a transition between lower and higher intensity uses, such as commercial areas or higher volume roadways. As with medium density residential areas, several high density areas were identified to provide for development flexibility in environmentally sensitive areas. Mixed Use The Land Use Plan identifies xx net acres for mixed use development, which accounts for xx% of the city s total land area (net of wetlands and water bodies). This use is intended to allow for a mix of residential, retail, and office uses. Development may be mixed vertically, consisting of main floor commercial space with office or housing units located above, or development may be mixed horizontally on a particular site. Each mixed use area is unique, and will be planned to be compatible with the surrounding land uses. Mixed use areas shall be designed to incorporate more compact development and promote pedestrian activity. These projects will support pedestrian DRAFT Mar02-18 Lino s Comprehensive Plan Update for review only Chapter 3: Land Use 3-9

14 activity through pedestrian friendly design, and by providing connections to existing and future pedestrian and transit facilities. These future mixed use areas have the opportunity to become the city s gathering space and the design may incorporate public spaces and amenities. Architecture and landscaping are important aspects of mixed use developments, as this type of development is typically oriented to accommodate both pedestrians and vehicles. By providing walkable mixed use areas, stress on the transportation system is reduced. Mixed use areas can also provide a sense of place within Lino s by creating active and attractive developments with opportunities for interaction through successful design and site layout. Mixed use areas address the city s goals for affordable and lifecycle housing, because the majority of mixed use sites incorporate residential areas at densities of eight units per acre or more. Mixing residential and commercial uses in these areas will increase convenient access to retail opportunities, and especially serve the needs of senior and lower income residents who may reside in these areas. gateways into the city. Design and landscape standards will be developed for these areas to ensure that development is attractive and promotes a positive community image. This addresses the community s goal to promote a unified community identity and its related strategy to create and strengthen the appearance of the city s gateways. The mix of commercial and residential uses will vary for each site, as will the residential density, as shown below in Table 3-. It is important to note that the information provided in the table is preliminary, and is intended to serve as a guide for future decision-making. As plans for specific mixed use areas are refined, suggested density, total units, and the residential/commercial split may be revised. To best serve the community s changing needs, flexibility in these areas is essential. However, developments with a single land use will only be allowed where specifically permitted in the table. In all other mixed use areas, a single land use development will require a comprehensive plan amendment from mixed use to the appropriate land use. The most successful mixed use area developed in Lino s is the Legacy at Woods Edge development, located at the southeast quadrant of I-3W and Drive. The area includes the city hall complex, YMCA, commercial development and rental and owner-occupied housing serving seniors and other age groups, in a pedestrian-friendly environment with access to major open spaces. While the residential portion of this development is largely complete, some commercial sites remain to be developed and will be guided by the master plan for the area. While the role of this area is unique, it serves as an example of the quality and vibrancy that is encouraged for the mixed use development areas. The plan identifies twelve mixed use sites. Many of these vibrant developments along major roadways or key intersections and will serve as Lino s Master Plan Town Center DRAFT Mar02-18 Lino s Comprehensive Plan Update for review only Chapter 3: Land Use 3-10

15 Table 3-. Mixed Use Site Characteristics and Planning Guidance Planning District Mixed Use Area Approximate Land Area (Acres) Utility Staging Plan Approximate Residential/ Commercial Split Density Range (units/acre) Mixed Use Vision 1 Hodgson Road (CSAH 9) & County Road J (Ash Street) 3 1A 0/0 8 to 1 The area shall be developed consistent with the vision of The Hodgson Road & CR J Master Planning Study that was approved by the City Council in 200. The plan establishes a general land use design, but does not mandate the exact site layout or specific uses of individual parcels. The design of individual development projects must accommodate the infrastructure needs for the larger study area. Future amendments of the Plan may be appropriate to address evolving community needs and regulatory requirements. Chapter, Economic Development, identifies this as an opportunity area and further describes the master plan. 2 Robinson Farm / Main Street & 2nd Avenue 29 1A / 2A /2 8 to 1 2 Drive / Main Street 23 1A /2 8 to 1 2 Drive and Vicky Lane 1A /2 8 to 1 This area is envisioned as a development node at a future, full-access intersection on Main Street. This area offers the opportunity for large scale planning that can include environmental resource management that would not be possible with piecemeal development. The site may include a wide variety of housing and commercial uses. Higher intensity uses would be created closer to the intersection and the higher traffic roads. This area includes the northwest and southeast corners of the intersection of two arterial roads. This intersection should be the focus of a special planning study to establish a master plan for development and redevelopment. The goal of the study would be a plan to facilitate economically viable redevelopment, needed transportation improvements, and sound access management. Single land use (e.g. all residential or all commercial) developments may be considered within this mixed use area. This area comprises one vacant parcel of approximately five acres. Access to Drive is a concern. The site could serve as a good site for multi-family residences. Existing residences all around this site will be an important planning consideration. Single land use (e.g. all residential or all commercial) developments may be considered within this mixed use area. 2 Drive / th Avenue 3 1A /2 8 to 1 This site has been fully developed for senior housing. DRAFT Mar02-18 Lino s Comprehensive Plan Update for review only Chapter 3: Land Use 3-11

16 Table 3-. Mixed Use Site Characteristics and Planning Guidance Planning District Mixed Use Area Approximate Land Area (Acres) Utility Staging Plan Approximate Residential/ Commercial Split Density Range (units/acre) Mixed Use Vision 2 Lino s Town Center / Legacy at Woods Edge 1A 0/0 10 to 2 This area is a mixture of commercial, medium and high density residential, and public land uses in an attractive and cohesive design. City hall, a YMCA, and a community green emphasize the community focus. Development will comply with the adopted Design and Development Guide Chapter, Economic Development, identifies this as an opportunity area and further describes the plan. 2 Waldoch Farms 3 2B 80/20 8 to 1 This site on the east side of Drive is suitable for continued commercial use, with the possibility of higher density residential uses in the southern and eastern parts of the site. Access on Drive will be limited to a single location. Single land use (e.g. all residential or all commercial) developments may be considered within this mixed use area. 3 Centerville Road / reet 0 2A 80/20 8 to 1 This site may be developed for higher density housing as well as complementary commercial uses. The future development of the southeast corner as the city s recreation complex will increase demand for some neighborhood or community scale commercial uses near the large park. Proper access management at this intersection of two county roads calls for careful consideration of driveway locations. There is the expectation that there will be many pedestrians and bicyclists in the area of the athletic complex, many of them children. Wetlands, a county ditch, and floodplain are additional development considerations. 3 Watermark Site (formerly known as Hardwood Creek), One Quarter Mile North of Main Street, between I-3E and CSAH 21 (20 th Avenue) 32 1A / 1B 80/20 3 to. A mix of both commercial and residential uses are allowed on this site, with no less than 2/3 of the residential areas reserved for low density residential development. A master planned residential community with a mix of residential types including 0 single family lots and 1 townhome units totaling 81 housing units has been approved on the site. The site will incorporate significant open space and water features. This site is included in the I-3E Corridor Alternative Urban Areawide Review (AUAR) environmental analysis. Development must comply with the mitigation plan that forms a part of the AUAR, which includes the Conservation Development Framework as the fundamental precept for all development within the AUAR area. Single land use (e.g. all residential or all commercial) developments may be considered within this mixed use area. DRAFT Mar02-18 Lino s Comprehensive Plan Update for review only Chapter 3: Land Use 3-12

17 Table 3-. Mixed Use Site Characteristics and Planning Guidance Planning District Mixed Use Area Approximate Land Area (Acres) Utility Staging Plan Approximate Residential/ Commercial Split Density Range (units/acre) Mixed Use Vision Centerville Road / County Road J (Ash Street) 2 1A 0/0 8 to 1 The site is expected to develop as an extension of the mixed use multi-family and commercial development south of the municipal boundary, in the City of North Oaks. Commercial development in White Bear Township fronts County Road J (Ash Street) all the way to the freeway. Sanitary sewer service will be through a joint powers agreement with White Bear Township. Municipal water will be provided from White Bear Township into the future until development progresses far enough north to allow connection to the Lino s system. Any development design must include careful consideration to water quality and potential impacts on Wilkinson, a small Natural Environment. Winter Property 139 1A 0/0 to.9 The mixed use classification allows flexibility to allow some residential use, particularly in the northern portion of the site where development is limited by an extensive wetland complex occupying more than a third of the property. The wetlands, which will be incorporated into the city s greenway system, will be an amenity for new housing as well as a good transition to planned industrial uses to the north. The southwestern part of the site, which has greater visibility and fewer development constraints, may be developed for uses compatible with the business campus area to the south. A master plan for the site should demonstrate compatibility among uses and an integrated pedestrian network that encourages residents and workers to access the greenway and creates opportunities to walk to work and to businesses offering goods and services in the surrounding areas. This site is included in the I-3E Corridor Alternative Urban Areawide Review (AUAR) environmental analysis. Development must comply with the mitigation plan that forms a part of the AUAR, which includes the Conservation Development Framework as the fundamental precept for all development within the AUAR area. 80 th Street West of I 3-E and south of Hardwood Creek /0 8 to 1 This is intended to allow uses compatible with the future development of the area to the north and east as a Business Campus district, which is tied to future freeway interchanges. This site is included in the I-3E Corridor Alternative Urban Areawide Review (AUAR) environmental analysis. DRAFT Mar02-18 Lino s Comprehensive Plan Update for review only Chapter 3: Land Use 3-13