07-06-2015 Council Packet - Laserfiche WebLink

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• An efficient use of land resulting in smaller networks of utilities and streets thereby lowering development costs and public investments. • Promotion of a desirable and creative environment that might be prevented through the strict application of City zoning and subdivision regulations. Commercial Development The Comprehensive Plan provides for an 80/20 mix of residential to commercial development on the site. The original Hardwood Creek proposal identified up to 600,000 square feet of the commercial development on approximately 70 acres of the site. Staff has analyzed the commercial component of this site with brokers, commercial developers and an economic development specialist and they all concur that this site is not a preferred location for commercial development. Approximately 200 acres of land surrounding the I -35E interchange is currently guided for commercial development. This land could accommodate approximately 1.5 million square feet of development. For comparison purposes the Marketplace Development containing Target and Kohl's consists of approximately 350,000 square feet on 40 acres. While the site contained a large proposed commercial component with the original 2005 Hardwood Creek development proposal, the commercial market has changed considerably. During the concept review process the City Council concurred that commercial component would not be a necessary component of the development. The Comprehensive Plan specifically states that "As plans for specific mixed use areas are refined, suggested density, total units, and the residential/commercial split may be revised. To best serve the community's changing needs and market conditions, flexibility in these areas is essential." Density, Lot Width and Housing Product As previously mentioned the site is guided mixed use with the intent of providing a number of different housing opportunities. For mixed use districts the city uses the Planned Unit Development Process to establish the specific development standards that will be applied throughout the development. Mattamy Homes has proposed to provide a variety of single family detached housing products on varying lot widths. These products are intended to provide multiple housing options to meet market demand. The comprehensive plan allows for a maximum of 1,150 housing units at a density of 4.5 units per net acre with two-thirds reserved for low density development (i.e. single family detached homes). Watermark is proposing 876 units at 3.04 units per net acre. The proposed lot widths support housing products in Watermark that vary in footprint widths from 32', 40', 50' and 60'. (This does not include the townhomes.) Focusing on the housing product and establishing side yard setbacks on both sides creates separation between housing units on varying lot sizes. This provides for the most efficient use of land, cost effective design of street and utilities and maximizes open space. Lot widths are a product of the house width plus side yard setbacks. 4