2006.08.10 PC Minutes - Laserfiche WebLink

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Planning Commission Minutes — August 10, 2006 Page 5 sketch plan for 975 housing units on this site in February 2006. The previous applicant, Pulte Home Corporation/Del Web intended to construct a 55 and older active lifestyle community on the site. The new proposed development will not be age restricted and they have also removed 223 housing units that will include single family and multifamily homes. The Planner noted that the approximately 10 -acre parcel located directly north of the Puleo property is zoned commercial adjacent to Highway 61 and residential for the back (eastern) 3/4 of the site. If the Puleo parcel were included in the project the staff would like the developer to try to incorporate this parcel into the project to eliminate the small pocket of commercial on Highway 61. However, at this time the Puleo parcel is not included in the sketch plan. An Environmental Assessment Worksheet (EAW) has been completed on the proposed site with the last concept plan. The concept plan will not have to have another EAW done, but as this project progresses, staff will need to ensure that the assumptions of the EAW are still valid. The next steps for the applicant would be to submit a request for approval of the following Preliminary Applications, Comprehensive Plan Amendment to bring the entire parcel into MUSA and amend the land use from Urban Reserve to 2020 Urban Development, Rezoning to PUD, PUD general plan, Preliminary plat, Final Plat, and PUD Final Plan. The Planner explained that the Commission should provide the applicant with feedback about the project that is non-binding. Hoffbeck asked why they should include the Puleo property. The Planner stated that it would make better access and land use by eliminating the strip of commercial. CD Director talked about the access problem and that staff would like to see the General Business District (C-2) become residential if the project moves forward. The applicant Bill Beard from the Beard Group gave a power point presentation to the Commission. He stated that there would be 2.2 miles of trails and 5.7 miles of sidewalks in the development. The lot placement and organization was created with the idea to make neighborhoods. Also there will be at least a five to six year sell off of the housing units and they would like to start in 2008 or 2009. Schumann stated that most of the problems would be the access to the development off of Highway 61. He also stated that there may be some transportation issues and if it was an active senior development there may not be as much of an impact. Beard stated that they have tried to work with future access on the plans and will continue to work on the issue as the project progresses. Schumann asked how much woodland would be saved in the development. Beard stated that they still have to do a landscape survey. They plan to keep as many trees as possible, but will have to lose some. Schumann commented on the phasing in the development and that he does not think that building townhomes first would be the best route. He is not comfortable the townhomes being the first phase. He also stated that they should work on architectural differences in each town home. Rosenquist stated that they should have four sided architecture for each town home. Beard stated that they want to make each town home different and have four sided architecture. They