12/11/2002 P&Z Minutes - Laserfiche WebLink

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Planning & Zoning Board December 11, 2002 Page 2 APPROVED MINUTES Main St. & North of Carl St. – Section 7, Rezone, MUSA Allocation, Preliminary Plat Chair Schaps reopened the public hearing at 6:35 p.m. Staff explained Century Farm North Development, Inc. has requested approval of a 250 unit, low and medium density residential development (Century Farm North) located upon a 95.1 acre site north of Thomas St reet and east of Sunset Road. Specifically, the proposed calls for 27 low density and 223 medium density units upon 85.3 net acres of land resulting in a net density of 2.93 units per acre. Staff presented its analysis by explaining wh ile the physical charact eristics of the site make development challenging, such characteris tics also offer unique design possibilities. The northeasterly portion of the site is open meadow with scattered brush and trees. The southern portion of the site includes w ooded areas, wetlands and a County ditch and borders the Lino Air Park. The western porti on of the site is somewhat fragmented due to a number of property exceptions along S unset Road and includes several acres of unbuildable wetland areas. Staff stated with respect to the MUSA Reserve Allocation, to accommodate the proposed development, the allocation of 85.3 acres of MUSA will be necessary. Considering that the Comprehensive Plan calls for the urbaniza tion of the subject prop erty, such allocation is considered appropriate. Staff noted with respect to Land Use and Zoni ng, the City’s Comprehensive Plan calls for sewered low density residential uses in the southwest portion of the site and low density/medium density uses on the balance of the site. While, the proposed land use designations are consistent with the land us e directives of the Comprehensive Plan, concern exists that the appl icant is proposing to apply th e R-3 zone to numerous single family lots within the subdivision. Cons idering that the R-3 zoning district does not allow single family dwellings, it is suggested that the R-1 designation be applied to the single family dwellings in the subdivision and that the R-3 designation be applied to the areas in which multi-family units are proposed. Staff noted that the rezoning request also includes a PDO, Planned Develop Overlay to allow airplane hangers, private streets and multiple buildings on a single lot. Additionally, the PDO can accommodate the proposed detached townhome development concept (a deviation from R-1 District requirements). Staff stated it is the intent of the applican t to locate the varied hous ing types such that a transition in land use intensity exists. Gene rally speaking, low intensity residential uses are proposed in the southwestern corner of the site with hi gher density townhomes located in the northeast corner of the pr operty. The proposed land use transition is consistent with the land use directives of the Comprehensive Plan and is considered a positive aspect of the development plan.