04/09/1997 P&Z Minutes - Laserfiche WebLink

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Planning & Zoning Board April 9, 1997 Page 24 A. Highland Meadows - Rezoning and Preliminary Plat Mr. Brixius stated that a concept plan has been submitted for single family home development of 108 homes and 60 townhomes in the northwestern corner of the community along County Road 14 and Highway 23. The area consists of 54 acres within MUSA. Development of this area would be an opportunity to have utilities extended close to areas that need them. The concept plan is innovative with a combination of single family homes and townhomes connecting to single family development to the west and south. R -1 zoning also exists to the east and Tight industrial to the southeast. The current land use plan indicates single family development and is not consistent with the proposed medium density of townhomes. The curve design of the road is a positive element to reduce traffic speed. However, the access point would be the Highway 23/I -35W interchange southbound on 77th Street which could introduce a lot of additional traffic into low density residential areas. He recommended that a traffic study be done to show access and the impact to surrounding neighborhoods. Mr. Gelbmann stated that townhome development may be more suitable to avoid orphan Tots. Mr. Brixius stated that while the northern portion is a dead end street, it is anticipated that it would be extended with future development. It would be his suggestion to obtain direct access to the main street with this development or withhold it until access is provided. His main concern is the length of the cul -de- sac which is in excess of 500 feet and would require a temporary variance for a long -term arrangement. Another access into the subdivision is needed. The street access to townhomes are proposed as private streets. City ordinance does not allow private streets to be established. Also, a PDO would be required to allow the narrowing width and variable setbacks on the curvilinear design of the street. There are a number of triangular shaped lots. His concern is what would remain of the lot for additions once the main structure is built. Mr. Brixius stated that the Board is being asked for feedback and support to change the Comprehensive Plan to include medium density in this area. Mr. Wessel noted that the timing of this discussion is particularly appropriate because on May 8, the Task Force will begin review of Districts 3, 4, 5, and 6. This area is located in District 3 which will be reviewed next. Chair Schaps asked what feedback has been given by neighbors. Mr. Ken Gust, Civil Engineer for the project, stated that a neighborhood meeting has not yet been scheduled. The purpose of submitting a concept plan is to let the City know that many of the issues raised can easily be addressed with the reorientation of the homes on the lots. The developer is in the process of obtaining feedback from the county with regard to access points on County Road 14. The project may be phased. • • •