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Special City Council Meeting Thursday, February 20, 2014 Page 18 Discussion ensued specific to the PIK parcels as outlined on the map and splitting the parcels or following their property line. Mr. Paschke advised that the old par- cel lines would need re-established with new property lines, but may be splitting uses. Mr. Trudgeon suggested if two districts were proposed that option be confirmed tonight for the benefit of property owners in attendance. However, Mr. Trudgeon suggested a different track, since if it remained zoned as CMU, he anticipated people knocking at the door and development applications received immediately under that current code. Mr. Trudgeon noted that this allowed the most flexibil- ity, with minor tweaking, and with addressing any inconsistencies with the Com- prehensive Plan using proposed language provided by staff in the RCA, it would then eliminate any perceived conflict. Mr. Trudgeon noted that the City Council had previously directed staff to figure out the zoning; and while his next comments may seem to be a leap, he would recommend keeping the CMU in place, amend the Comprehensive Plan, tweak specifics in the code, and get rid of the regulating plan requirement, changing HDR across Terrace, allowing for mixed use. Mr. Trudgeon suggested that by doing that, and tackling the EAW and environmental issues, and based on to- night's good discussion on the limits of retail with the City picking where that may happen, it would keep things simple and allow property owners to move for- ward quickly. Under that scenario, Mr. Trudgeon opined that the City Council would see applications coming forward yet this summer with projects already ready and waiting in the wings. If the City Council chose to do so, it could divvy up the area into two districts, and while he saw some merit in doing so, Mr. Trudgeon opined that a decision needed to be taken on the next steps. Mr. Paschke, in addressing specific design standards, noted that each had specif- ics beyond the overall plan, with the CMU currently relying on that regulating plan. Mr. Paschke asked that the Council keep that in mind; and while not a huge effort by eliminating the regulating plan, it also eliminated a number of things al- ready put in place (e.g. buffers, pedestrian connections) and other nuances that would no longer exist to be built into design standards or removed. At the request of Mayor Roe, Mr. Paschke confirmed that setbacks would be ad- dressed like in other sections of code, with percentages based on articulations. Mayor Roe noted that there was some commonalty in districts, but others were in the context of urban design principles for the Twin Lakes area. Councilmember McGehee spoke in agreement with Mr. Trudgeon's suggestion for design standard, which she had never been a big fan of in the Twin Lakes ar- ea; and expressed preference for a simpler, less restrictive plan. Councilmember