12/13/2006 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 intended to establish a general land use design with some specifics, such as road alignments, access points, and specified important design elements. It is not intended to drive out existing businesses. The Master Plan does not mandate the exact site layout or specific uses 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. While recognizing the importance of the Land Use Map, 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. The Master Plan includes important amendments to 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. Mixed use development is becoming more and more common, and the Hodgson/CR J area is a good location for it. The west side of Hodgson already is guided Mixed Use. The Master Plan recommends that the east side area currently guided Commercial be amended to Mixed Use. This would allow for, though not mandate, the inclusion of residential units, possibly in multi -story buildings. This would provide customers for the commercial development, and the commercial services would be convenient to the residents. There are a few specific locations that deserve attention from the perspective of the Proposed Land Use Map in the Comprehensive Plan and the zoning map. These minor inconsistencies should be addressed with the amendment of the Land Use Map. 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 abutting 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. On the north edge of the study area, a parcel between Hodgson and Ware Roads is guided Commercial on the Hodgson side but the area east of the wetland is guided for Medium Drat t: December 8, 2006 Hodgson/CR J Master Plan page 30