PUBLIC HEARING ITEM:

PLANNING COMMISSION REPORT

Regular Agenda – Public Hearing Item

PC Staff Report

8/24/15

ITEM NO. 3B SPECIAL USE PERMIT FOR ALVAMAR; 1800 & 1809 CROSSGATE DR (SLD)

SUP-15-00389: Consider a Special Use Permit for Active Recreation uses in the Alvamar Planned Development, 1800 and 1809 Crossgate Drive, proposed Lot 3, including, swimming pools, and accessory structures to Active Recreation uses. Submitted by Paul Werner Architects, for Alvamar Inc, property owner of record.

STAFF RECOMMENDATION: Planning Staff recommends approval of a Special Use Permit for Active Recreation uses to be incorporated in the Alvamar PD located at 1800 and 1809 Crossgate Drive, proposed Lot 3 Alvamar Preliminary Development Plan, including, swimming pools and accessory structures to community recreation uses and forwarding the request to the City Commission with a recommendation of approval.

Reason for Request:

The Alvamar Golf Course is being redeveloped to include active recreation uses such as swimming pools, fitness centers, meeting rooms and accessory structures to community recreation such as public restrooms, concessions and sporting goods shops.

KEY POINTS

· Phased development. This application is intended to secure the conceptual design of uses associated with a golf course and residential development.

· Application is submitted concurrently with rezoning and a Preliminary Development Plan.

· This report addresses uses while the Preliminary Development Plan addresses site specific elements.

· Refer to Article 17 of the Land Development Code for complete list of definitions.

ASSOCIATED CASES/OTHER ACTION REQUIRED

Associated Items Being Considered At The August Planning Commission Meeting:

· Z-14-00552; rezoning from RS7, RM12 and PUD [Alvamar] to RM24-PD

· PDP-15-00247; Preliminary Development Plan for Residential and golf course related uses.

Other Action Required

· City Commission approval of rezoning and adoption of ordinance.

· Publication of rezoning ordinance.

· Submission and approval of a Final Development Plan.

· Submission and approval of a Final Plat.

· Submission and approval of public improvement plans.

PLANS AND STUDIES REQURIED

· Traffic Study – Submitted with original subdivision application. See discussion in related PDP-15-00247 staff report.

· Downstream Sanitary Sewer Analysis – The downstream sanitary sewer analysis and cover letter dated January 11, 2015 provided by Landplan Engineering has been reviewed and is accepted for this project to satisfy the criteria required for the DSSA as outlined in Administrative Policy 76.

· Drainage Study – A drainage study is required and has not been received. The applicant acknowledges this study is required and is seeking conceptual approval of land uses prior execution of required development studies.

· Retail Market Study – Not applicable to this request

ATTACHMENTS

1. Area Map

2. Site Plan

3. Public and Civic Use Groups Defined

4. Off-Street Parking Summary Table

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

· Comments to date have been related to access and the residential component of the development as well as the transient accommodation use proposed with the Banquet facility. Some communications have included general comments indicating opposition to “any” proposed development.

Passive and Active Recreation Lot Summary
	Proposed Lot 1	Proposed Lot 3
Lot Size:	2.63 Acres	13.99 Acres
Building Summary. (Buildings noted in red are proposed to be removed)	Existing 17,547 SF (clubhouse)	Existing 4,961 (clubhouse) Existing 1,977 SF (training facility) Existing 2,389 SF (cart storage)
Impervious Cover: (SF)	Unavailable at this time	Unavailable at this time
Pervious Cover: (SF) percent	Unavailable at this time	Unavailable at this time.
Required Open space = 20%	.53 Acres	2.80 Acres
Provided Open Space	1.74 Acres	Not applicable
Required 20% established by Planned District. Proposed application is conceptual at this time addressing uses and general building placement. If approved, a Final Development Plan will be required for this site.
			Figure 1: Proposed Lot 1 and 3 Passive and Active Recreation Areas

GENERAL INFORMATION
Current Zoning and Land Use:	PD-[Alvamar PUD] District. Part of a 422-acre development including golf course and residential development. RS7 (Single-Dwelling Residential) District; Existing parking lot and portion of golf course area. RM12 (Multi-Dwelling Residential District; existing clubhouse located at 1809 Crossgate Drive.
Surrounding Zoning and Land Use:	This summary is provided for the Active Recreation Use proposed within the Alvmar PUD. Surrounding zoning is provided for the proposed uses rather than the entire PD.
To the North:	PD-[Alvamar Planned Unit Development]. Platted Jayhawk Golf Training Center Addition. Existing practice Tee and 970 SF practice center building (SP-01-04-08) and Existing Clubhouse and parking lot (SP-10-48-80). Also, PD-[Alvamar Planned Unit Development] unplatted golf course. Proposed RM24-PD (Multi-Dwelling Residential – Planned Development) proposed apartment development.
To the East:	PD-[Alvamar Planned Unit Development] Unplatted golf Course and platted residential subdivision.
To the South: along the east side of Crossgate Drive.	RS7 (Single-Dwelling Residential) District, Unplatted golf course and PD-[Alvamar Planned Unit Development] Unplatted golf course. Proposed RM24-PD (Multi-Dwelling Residential Planned Development) District; Lot 4 Planned Development, no proposed use.
To the South: along the west side of Crossgate Drive.	RS7 (Single-Dwelling Residential) District, Unplatted golf course and RM12 (Multi-Dwelling Residential) District; Existing multi-dwelling (Quails Nest Condominiums SP-06-31-83).

Summary of Request

This application addresses primarily proposed Lot 3 as it pertains to the proposed Preliminary Development Plan for the PD-[Alvamar] infill development project. Much of the development application is conceptual, for that reason Lot 1 was also included in the application. Non-residential uses that are intended to be supportive and accessory to the primary use of the Alvamar Golf Couse are included in the Preliminary Development Plan and are located on Lots 1 and 3 as shown on the plan.

This application specifically addresses Active Recreation Uses as they require a Special Use Permit in the RM24 base zoning district.

Accessory Uses are defined in Section 20-1755 of the Land Development Code. Active Recreation is a subset of the Use Group Recreational Facilities in the Public and Civic Use Group Category.

20-1755 Recreational Facilities

Recreational, social, or multi-purpose uses typically associated with parks, play fields, golf courses, or community recreation Buildings.

(1) Active Recreation

(i) Areas and facilities used or designed for active or group sports and recreational activities, including spectator areas associated with such facilities. Such areas include but are not limited to: athletic fields and courts, playgrounds and play apparatus;

(ii) skating rinks and swimming pools;

(iii) boat docks and launches;

(iv) zoos;

(v) community recreation Buildings, including but not limited to meeting rooms, class or lecture rooms, band shelters or gazebos, and gymnasiums; and

(vi) Structures accessory to community recreation uses, such as public restrooms, refreshment stands, concession shops selling sporting goods, and miniature golf.

This project includes swimming pools and related concessions, as well as other accessory building and structures located on Lot 3.

Proposed non-residential uses are listed in the applicant’s Traffic Impact Study (TIS) that was submitted with the original application. Not all uses listed in the TIS are shown on the Preliminary Development Plan. The following table provides a summary of the proposed uses and the correlating Land Use as defined in the Land Development Code.

Non Residential Uses
Proposed Use/Activity	Land Development Code Defined Use
· Golf Couse · 7,500 Cart Storage	Passive Recreation
· Golf Couse · 7,500 Cart Storage	Accessory to Passive Recreation Use
· New golf clubhouse 15,500 SF · Lockers, pro-shop, and restaurant	Accessory to Passive Recreation Use
	Retail Sales and Eating and Drinking Establishment and/or Structures Accessory to Active and Passive Recreation Uses
· 18,482 SF banquet/event facility	Eating and Drinking Establishment - Nightclub
· Outdoor snack bar/grill	Fast Order Food and/or Accessory to Active Recreation Use
· 2-3 swimming pools and 3 cabanas	Active Recreation
· 11,800 SF Fitness/Wellness center	Accessory to Active Recreation Use
· 1,200 SF Kansas Golf Hall of Fame	Cultural Center
· Hotel with 24 guest rooms	Transient Accommodations
· 4,000 Sf Office Space	Office Use and/or Accessory Use to administrative operations of a primary use.

The actual golf course is not included within the boundary of the various applications related to this redevelopment. The golf course is an existing use. Modifications to the surrounding golf course related to the redevelopment project are not subject to a Special Use Permit.

Review and Decision-Making Criteria (Land Development Code Section 20-1306(i))

1. WHETHER THE PROPOSED USE COMPLIES WITH ALL APPLICABLE PROVISIONS OF THIS DEVELOPMENT CODE

Applicant’s Response: The proposed use does comply with the provisions of the Development Code via the SUP application.

The review of this application request is required because Active Recreation Uses are allowed in the RM24 District subject to a Special Use Permit. The intent of the review is to address the required processing standards of the Development Code. Redevelopment of this site includes rezoning to RM24-PD and a concurrent application for a Preliminary Development Plan. Land Uses are generally discussed in this staff report and are also discussed in the Preliminary Development Plan. This application is not expected or intended to be the final review of the proposed development. The primary action of this review is to procedurally address allowed uses in the proposed base district and Planned Development. Detailed site development and specifications are expected with the submission of a Final Development Plan to assure that parking, landscaping, building articulation, and other site details are adequately addressed. Any approval of this Special Use Permit is subject to the approval of a Final Development Plan prior to issuance of a building permit.

Staff Finding – This use complies with the applicable provisions of the Development Code as an allowed use in the RM24-PD district subject to a Special Use Permit and as conditioned.

2. WHETHER THE PROPOSED USE IS COMPATIBLE WITH ADJACENT USES IN TERMS OF SCALE, SITE DESIGN, AND OPERATING CHARACTERISTICS, INCLUDING HOURS OF OPERATION, TRAFFIC GENERATION, LIGHTING, NOISE, ODOR, DUST AND OTHER EXTERNAL IMPACTS

Applicant’s Response: The proposed use is compatible with uses already present on site and the operating characters will be compatible with neighboring uses.

The proposed Active Recreation uses are intended as accessory to the golf course. This type of overall use typically includes a membership of some sort so that it is not generally open to the public as a commercial operation similar to many many independent uses found in other parts of the community. This specific group of uses is intended to form an amenity package that is complementary to the golf course and surrounding residential development.

The Alvamar Golf Couse currently includes a pool located at 4120 Clinton Parkway, within an outdoor area for volleyball and other uses. Weddings and catering services up for to 350 guests are provided in the existing “Alvamar Country Club” located at 1809 Crossgate Drive. This building includes a restaurant dining room and space for meetings and banquets. Facility information available online indicates that there is also a bar and grill use that is in seasonal operation associated with the club house building. Approval of this request will combine the existing facilities in one central location.

Many of the uses proposed in the redevelopment are existing in some form with the current development. Specifically, the swimming pool use is currently located on the southern fringe of the Alvamar neighborhood but not technically within the boundary of the Planned Development.

Sheet 5 of the Preliminary Development Plan shows the conceptual use and arrangement of non-residential uses associated with the proposed redevelopment. Proposed Lot 3 is identified as the primary activity area within the redevelopment. This project shifts the clubhouse uses currently located on proposed Lot 1 to Lot 3 and includes separate buildings for uses associated with the golf course amenities. Active Recreation Uses are noted on the following graphic as “AR”.

Proposed Lot 1

AR

Proposed Lot 3

AR

Proposed Lot 4

Proposed Lot 2

Figure 2: Proposed Concept Plan

“AR” indicates Active Recretaion Areas.

The existing KU practice facility/driving range, existing 1,324 SF building and cart barn, are proposed to remain in their current location. This application separates the clubhouse from the banquet facility with 24 guest rooms (Transient Accommodations) and provides a separate fitness/wellness building and two outdoor pools with three cabana buildings. These buildings provide services for the pool area that in addition to locker and restroom facilities could also include a snack bar and private changing rooms. The location of the pool area is new to this portion of the development area. However, it does group all golf course amenities into one area. Activity is buffered by the existing golf training facility located to the north and the proposed residential uses on Lot 2. No use is identified for Lot 4 to the south.

The clubhouse is considered to be accessory to the golf course use but when containing “community recreation uses, such as public restrooms, refreshment stands and concession shops selling sporting goods” it is considered to be an Active Recreation Use. The banquet facility and 24-room hotel uses are considered commercial uses as Nightclub and Hotel by code and discussed further with the Preliminary Development Plan. These uses share parking with the active and passive recreation and other accessory uses to the golf course.

All buildings are noted to be one or two story buildings. The property slopes from the west to the east allowing for the buildings to be incorporated into the grade reducing the overall height of the buildings.

Existing residential development that will have direct proximity to this area is Alvamar Heights Subdivision located to the east. The current activity area is predominately located on the south side of Crossgate Drive to the southwest of the proposed improvements (Alvamar Country Club No. 2 Subdivision).

Figure 3: Nearby Subdivisions

Outdoor pools tend to be seasonal. General operations of the facilities are expected to follow current operations of the existing pool located along Clinton Parkway.

Compatibility with site design is retained by providing natural features along the eastern side of the proposed activity area. Additional landscaping will be required and will be reviewed in detail with the submission of a future Final Development Plan for this phase of the development.

Staff Finding – The proposed use is generally compatible with the adjacent uses in terms of size, massing, orientation, hours of operation and other external impacts. Additional details related to building facades and landscaping to assure continued compatibility are deferred to the submission of a future application for a Final Development Plan.

3. WHETHER THE PROPOSED USE WILL CAUSE SUBSTANTIAL DIMINUTION IN VALUE OF OTHER PROPERTY IN THE NEIGHBORHOOD IN WHICH IT IS TO BE LOCATED

Applicant’s Response: The proposed use will likely increase property values and the development is being carefully designed to insure this happens.

This project includes many unique features including an existing development pattern that limits building and street placement. Lots designed in the original phases of the Alvamar PUD included direct views to the golf course with the activity area located in a central location of the neighborhood. This application separates activity uses within the overall redevelopment project to focus specifically on those that are defined by code as Active Recreation. The general area includes a more concentrated group of uses to be located on the east side of Crossgate Drive and expands the area dedicated to Active Recreation and commercial uses than currently exists in this location. The significant impact of the proposed redevelopment is the addition of traffic to the area in addition to the direct changes to the golf course.

Increase in traffic as well as the addition of the Transient Accommodations (18,482 SF banquet facility and Hotel with 24 guest rooms) and multi-story residential development have been identified by members of the public as concerns for diminution of value on property within the Alvamar Neighborhood. Discounting for the proposed the multi-dwelling use and the Transient Accommodation – Hotel Use the focus for this review remains the proposed amenities and the associated traffic.

The proposed development includes a large parking area for the activity area that includes approximately 359 spaces as conceptually shown as part of the Preliminary Development Plan. The current clubhouse use located to the west includes a parking area with approximately 138 spaces shown on the 2014 aerial maps. The provision of a larger more efficient parking lot is expected to provide relief from extensive on-street parking that currently degrades the traffic circulation in the area. Improvement of off-street parking as well as access improvements in the area will result in improvement to the overall traffic flow in the area. Parking and related traffic must be a predominant concern through the review of all phases of redevelopment for this area.

The residential subdivision is separated from the proposed activity area by an existing cart/walking path and a mix of open space and treed areas. The following image highlights the general location of the proposed Lot 3, activity area and the proximity of the redevelopment to the existing residents. The view does not appear to be totally obscured by existing vegetation maintained as part of the golf course.

Staff Finding – Substantial diminution of other property values in the area is not anticipated.

4. WHETHER PUBLIC SAFETY, TRANSPORTATION AND UTLITY FACILITIES AND SERVICES WILL BE AVAILABLE TO SERVE THE SUBJECT PROPERTY WHILE MAINTAINING SUFFICIENT LEVELS OF SERVICE FOR EXISTING DEVELOPMENT

The concern for adequate access and utility services has been continuously discussed by City Staff and the applicant. This project has been revised to include a new public street extension from Bob Billings Parkway to the south that will intersect with the north leg of Crossgate Drive (private street segment) north of the existing clubhouse. Crossgate Drive (public street segment) is proposed to be extended north to end in a cul-de-sac north of the existing clubhouse.

Figure 4: Proposed Public Street/ Bob Billings Pkwy Intersection

Figure 5: Crossgate Dr. /Clinton Pkwy Intersection

Additionally, street improvements will be required for the north (private) street segment of Crossgate Drive where it currently intersects Bob Billings Parkway to mitigate and limit traffic on that street segment. Some changes are proposed at the intersection of Crossgate Drive and Clinton Parkway to improve traffic turning movements as a result of the proposed project. The location of the Clinton Parkway Frontage Road limits the ability to make significant improvements to the area. There is insufficient separation between the frontage road and Clinton Parkway to provide additional stacking and turn separations. This is a function of the existing development pattern along Clinton Parkway. Traffic is further discussed in the proposed Preliminary Development Plan.

One consideration that has been identified by staff and members of the public is timing related to construction. The proposed development is a significant project. Development of the active recreation areas is not recommended until a second pubic access is constructed from the north.

Other utility services can be extended to serve the proposed development.

Staff Finding – Adequate public facilities and transportation access is accommodated for this proposed development.

5. WHETHER ADEQUATE ASSURANCES OF CONTINUING MAINTENANCE HAVE BEEN PROVIDED

The proposed request provides an enforceable tool to address the use and continued maintenance of the property with regard to landscaping, exterior activity, and off-street parking. Ultimately, development of the site will require a Final Development Plan that will be recorded with the Douglas County Register of Deeds. The zoning combined with this Special Use Permit restricts land uses to those listed in the approval and will bepart of the ordinances. Modifications to the site and changes to land use will require revision to the Zoning, Special Use Permit, and revisions to the Development Plan.

Staff Finding – Adequate assurances of continued maintenance are inherent in the use and the Special Use Permit approval process.

6. WHETHER THE USE WILL CAUSE SIGNIFICANT ADVERSE IMPACTS ON THE NATURAL ENVIRONMENT

Applicant’s Response: The proposed development will be managed appropriate per state regulations to minimize changes on the environment. Vegetation will be appropriately planted to further increase the natural aspects of the site.

The assessment of this factor is intended to address the “natural environment” or that area that is undisturbed by development and includes floodplains, jurisdictional wetlands, stream corridors and stands of mature trees as well as archaeological and historic sites. This property is developed with a golf course and associated uses and amenities. The majority if the land is no longer in its natural state.

A natural creek is located on the eastern side of the development area and travels through proposed Lot 3 and Lot 4. Residents have also commented to staff that there are natural springs in the area generally located in the rear of the 1900 block of Crossgate Drive. The natural springs are not within the land area being considered for the Active Recreation Use, the topic of this staff report.

The concept plans show a new pond in the general location of the existing pond on the east side. The applicant has been advised that a drainage study is required for this project. A drainage study will provide information regarding the proposed development and how stormwater runoff will be addressed as part of the development. The applicant has stated they acknowledge that the study is required. The applicant has also stated that they intend to include ponds designed to provide irrigation as well as stormwater management for this development. Because the study is unavailable at this time for review, any further assessment of impact on this finding is incomplete at this time. The requirement to meet this standard is reflected as a condition of approval.

Figure 6: Existing Pond and Stream

Figure 7: Proposed Pond and Stream

Staff Finding – The proposed development is subject to regulatory controls to protect the significant natural features including the existing site drainage. This property is free from regulatory floodplain encumbrances. Additional documentation is required prior to submission of a Final Development Plan for this property to ensure that adverse impacts on the natural environment are mitigated and that stormwater runoff is properly addressed.

7. WHETHER IT IS APPROPRIATE TO PLACE A TIME LIMIT ON THE PERIOD OF TIME THE PROPOSED USE IS TO BE ALLOWED BY SPECIAL USE PEMRIT AND, IF SO, WHAT THAT TIME PERIOD SHOULD BE

This Special Use Permit is required to accommodate a specific use in this district. The purpose of this district is to accommodate multi-dwelling residential development as an RM District. However, a Planned Development (PD) is intended to ensure development consistent with the Comprehensive Plan and that it can be conveniently, efficiently and economically served by City and other private utility services. It is also intended to “allow design flexibility that results in greater public benefits than could be achieved using conventional zoning District Regulations, preserves environmental and historic resources, and promotes attractive and functional residential, nonresidential, and mixed use developments that are compatible with the character of the surrounding area.” (Section 20-701)

This project is intended to be considered concurrently with the Preliminary Development Plan. As such, a Final Development Plan is also required for the development of the proposed “Active Recreation Uses”. The intent of this current step of the development review is the assessment of the proposed uses. These uses are designed to be supplemental and accessory to the Alvamar Golf Couse. If at some future time the Golf Couse is abandoned, then the appropriateness of some or all of these uses may need to be reconsidered.

As independently operating commercial uses, open to the general public, and not directly serving a particular neighborhood or membership these uses would not be considered to be appropriate within a neighborhood context. When considered concurrently with the proposed development plan and as part of the larger Alvamar neighborhood and original Planned Development, the proposed Active Recreation Uses are appropriate. A time limit is not necessary so long as the proposed uses are operated as accessory to and an amenity to the Alvamar Golf Course.

Staff Finding – Staff does not recommend a time limit on the Special Use Permit.

STAFF REVIEW

This section of the staff report typically addresses the site plan elements of the proposed use. This application is submitted concurrently with a Preliminary Development Plan (PDP-15-00247). The uses and locations are shown on the plan conceptually. Building elevations are not available at this time. The project includes non-residential uses that are accessory and amenities to the Alvamar Golf Course and the surrounding residential neighborhood.

As a conceptual project seeking preliminary land use approval, a more detailed site plan will be submitted with the Final Development Plan. General comments on various site specific items are provided in the following summary.

A. Access and Parking

See attached parking summary for reference to this section of the report.

Access: Access to this site is provided via a single street extension, Crossgate Drive intersecting with Bob Billings Parkway to the north and Clinton Parkway to the south. There are no other access options for this property.

B. Design Standards

Site Design:

The proposed plan provides approximate locations and areas for non-residential uses within Lots 1 and 3 of the proposed development. Beyond basic building placement, details are not available at this time with this application. Additional review will be required with the submission of a Final Development Plan. Substantial deviations from uses, building orientations and placement will result in the need for a new public hearing for this phase of the development as a revised Preliminary Development Plan.

Building Elevations:

At this time building elevations are not available. Appropriate building scale will be required and reviewed with future applications for this phase of the development. Residential and commercial design elements are expected in building design. Non-residential uses should include strong pedestrian entryways that include awnings or some kind of entry cover.

Pedestrian accessibility:

The application shows only limited pedestrian connectivity at this time. The conceptual plan includes a protected pedestrian way through the parking lot to the front of the banquet facility. Strong pedestrian connections will be required and will be reviewed at all phases of the development. Final Plans submitted should anticipate inclusion of a detailed pedestrian plan that shows connections between buildings and uses.

Public and private streets will be required to include sidewalks on both sides of the street.

Pedestrian connections between the proposed residential uses and the Active Recreation areas will be required.

C. Landscaping and Screening

Street Trees:

Street trees will be required along all public and private streets. A Master Street Tree Plan will be required with a Final Plat. Street tree requirements will also be coordinated with the Subdivision and the future Final Development Plan for this property.

Bufferyard:

This design standard is generally applicable to the periphery of a development where different zoning districts abut. In this application the proposed property is uniformly zoned, within the project boundaries. Areas located on the perimeter of the proposed district abut property zoned PD-[Alvamar Planned Unit Development] which is improved with the golf course.

Within the development, proposed Lots 1 and 3 abut proposed residential to the north (Lot 2) and future uses to the south (Lot 4). Interface of these uses within the development will be further reviewed with the submission of a Final Development Plan. The following graphic highlights the location where buffer yards and transition areas need to be considered.

Figure 8: Areas Applicable to Bufferyard Standards.

Interior and Perimeter Landscaping:

The plan shows general placement of landscaping and interior islands that appear consistent with the City’s design standards for these elements. The plan does not provide, at this time, a detail calculation of the required space or a summary of the required and provided landscape materials. Landscape plans are generally deferred to the submission of a Final Development Plan when located in a Planned Development. Conventional Zoning, without a Planned Development Overlay requirement, would mandate these details at this time.

Alternative Compliance:

None is proposed with this request at this time.

Mechanical Equipment Screening:

This detail will be required with the consideration of a Final Development Plan

D. Lighting

This detail will be required with the consideration of a Final Development Plan.

E. Floodplain

The proposed areas related to the Active Recreation as well as the other non-residential uses are not encumbered by the regulatory floodplain. However, the golf course and some existing subdivisions in the area are encumbered. The applicant does propose work on the golf course that may have floodplain implications. A Drainage Study is required for the overall development project. This application provides a basic consideration of land uses; the Final Development Plans are subject to the full weight and requirements of the Land Development Code including the submission of a Drainage Study for review and approval by the City Stormwater Engineer.

CONCLUSION

As noted throughout this report the focus has been on the assessment of the land use as an Active Recreation use in the proposed RM24-PD district. Approval of the Special Use Permit does not convey approval to move on to a building permit for the Active Recreation Uses. A Final Development Plan demonstrating compliance with this application as well as the Preliminary Development Plan and satisfying the requirement for additional studies as noted in the report is required to complete the next step in the entitlement process.

Based on the findings in this report, and as conditioned, staff recommends approval of the proposed Special Use Permit.