11/08/2006 P&Z Packet - Laserfiche WebLink

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• MASTER PLAN • • The Master Plan is the culmination of the study process. The Master Plan is not intended to drive out existing businesses. It is intended to establish a general land use design with some specifics, such as road alignments, access points, and specified important design elements. The Master Plan does not mandate the exact site layout of individual parcels. However, because infrastructure design is the driving force of the study, individual parcel design must take into account the infrastructure needs for the larger study area. In addition, the plan specifies some fundamental design elements in specified locations to provide a common framework for all development in the area. Both the Master Plan drawing and the accompanying Planning and Development Objectives should be considered together to guide decisions on development. There are no significant amendments needed for the study area on the Proposed Land Use Map in the 2002 Comprehensive Plan. The Land Use Map is the guide for development in the city and the study area should develop with the land uses as shown on the map. However, it's important to acknowledge the realities of land development. Future development may involve assembling several land parcels. Site layouts may need some flexibility to ensure efficient design and safety, especially in creating access locations and internal circulation. In addition, natural features don't follow linear property boundaries. Because of these and other factors, the actual boundaries on the Proposed Land Use Map should be considered somewhat flexible in order to accommodate development or redevelopment proposals within the study area. That is, a development plan that differs from the land use map in minor ways should not be rejected automatically as inconsistent with the map. There are two small discrepancies between the Proposed Land Use Map in the Comprehensive Plan and the zoning map. In the north central area between Hodgson and Ware Roads, the area northeast of the wetland is guided for Medium Density but zoned General Business. The wetland area probably is a good divider between these two land use categories, so the Proposed Land Use Map probably is the better guide. However, the specifics of the site should determine how this is addressed. In the extreme southwest corner of the study area is a parcel forming a narrow strip that runs northwest/southeast. This parcel is guided for residential land use but zoned General Business. The narrow strip is not useable by itself and must be incorporated into the redevelopment of the property. The land use map should be amended to include this piece in the Mixed Use land use category. The General Business zoning is appropriate. These minor inconsistencies should be corrected as the Comprehensive Plan is updated. Draft: October 31, 2006 Hodgson/CR J Master Plan page 30