01/08/2003 P&Z Packet - Laserfiche WebLink

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Planning & Zoning Board December 11, 2002 Page 2 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 Street 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 while the physical characteristics of the site make development challenging, such characteristics 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 wooded areas, wetlands and a County ditch and borders the Lino Air Park. The western portion of the site is somewhat fragmented due to a number of property exceptions along Sunset 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 urbanization of the subject property, such allocation is considered appropriate. Staff noted with respect to Land Use and Zoning, 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 use directives of the Comprehensive Plan, concern exists that the applicant is proposing to apply the R -3 zone to numerous single family lots within the subdivision. Considering 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 applicant to locate the varied housing types such that a transition in land use intensity exists. Generally speaking, low intensity residential uses are proposed in the southwestern corner of the site with higher density townhomes located in the northeast corner of the property. 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. DRAFT MINUTES • • •