Loading...
HomeMy WebLinkAboutStaff Report4 STAFF. REPORT Case No.: 95-104 and 95-306. Applicant: McClure Engineering for TAC Realty, Inc. ITEM: Public hearing and consideration of a rezoning from R-1 to P.U.D. #2 and a preliminary plat of 6.71 acres, Woodcreek Phase 7. ITEM SUNIIVIARY AND STAFF RECOMMENDATION This property is located in the Woodcreek Subdivision at the southwest quadrant of the Stonebrook Drive and Stonebridge .Drive intersection. It contains 6.71 acres and is currently zoned R-1 Single Family. The request is forePUD. #2. Prior to being zoned R-1 it was zoned PUD #1. The request to return to the PUD zoning is being made to facilitate single family development .with the flexibility to have some common wall construction between some of ..the dwelling .units. The density as proposed on the development plan and preliminary plat will be 3.4 units per acre which is comparable to surrounding residential densities. Surroundings properties are zoned R-1, PUD #1 and C-3 Planned Commercial. A request for PUD zoning. requires that a development plan and preliminary plat accompany it. The plan is for 23 lots and a private street. The request for PUD #2 rather than PUD #1 is due to the desire to have more square footage for each home. PUD #2 allows more units per acre and more total allowable floor area thane PUD #1. This layout. in a PUD #1 would limit. the units to 2059 sf per unit. In a PUD #2 there can be up to an average of 3,304 sf per unit. Although the allowable density is higher by ordinance, the applicant commits himself to' thedevelopment plan as presented with the zone request, which, as stated earlier, calls for a density of 3.4 units per acre. The applicant is also proposing additional parking. over and above that required by ordinance. The number and exact location of these spaces will be .determined at the time of final plat. The proposed location of the parking is shown as dashed on the plat, however, the applicant desires to locate the.spaces to save as many trees as possible and the tree survey to date is not complete. A Project Review Committee meeting was held on 3-1-95 and approval is recommended. with the inclusion of screening along Stonebridge Drive. The homes.. in the PUD across Stonebridge will face the backs of the homes' in this proposed PUD. The screening may consist of fencing or landscaping or a combination. C®UNCIL POLICY ENDS STATEMENTS -The following Ends. Statements that are in bold are relevant to this particular case. Transportation/Mobility: NA Parks & Recreation: NA .Health & Public Safety: Being designed to meet standards for drainage Education/Information: NA Quality Service: NA Cultural Arts: NA Employment/Prosperity: Integrated land use and infill development Civic Pride -Managed Growth: PUD allows more flexible design and provision of open space COMPREHENSIVE PLAN -The following. are Goals and Objectives from the City's adopted Comprehensive Plan. Applicable ones are in bold. Complies with Future Land Use Plan Map?: YES Development Goals and Objectives: _ LAND USE Protection of residential uses: Proposal is compatible with surrounding uses. Screening of backs of proposed units along street will provide visual buffering for existing residences. Encourage use of vacant land w/ services: Fills in an area shown on original master plan for residential development Avoid strip commercial: NA TRANSPORTATION Provide major arterials to prevent congestion: NA Adequate pedestrian/bike movement: NA Ensure safety and ease of maintenance: NA Location of streets based on function: NA Driveway access: NA ECONOMIC DEVELOPMENT Compatible with environment: NA Encourage .retirees:. NA Encourage. tourism: NA PARKS AND RECREATION Link parks by pathways. and natural features: NA Combine parks with schools: NA HOUSING Maintain integrity of existing supply: Additional 23 units will not jeopardize existing supply Encourage diversified housing: Provides for some common wall construction similar to patio home and/or townhome type development COMMUNITY APPEARANCE Promote good site design: Use of PUD will insure open and recreation space and allows more flexibility for design Prevent' and eliminate unsightly conditions: NA HISTORICAL OVERVIEW -This property was originally part of the adjacent PUD #1 when Woodcreek first began to develop. In Apnl 1990 it and some .adjacent property were rezoned to R-1 Single Family. The adjacent property developed. and is now Lake Forest South. The rest has remained. vacant until now. The developer would like to rezone back to the Planned. Unit Development in order to have ,more flexible lot design and to be in keeping with the surrounding PUD# 1: ENGINEERING COMMENTS AND IMPACT STUDIES -Impact studies were submitted with the original Woodcreek master .plan in 1990. The impacts from this proposed development are in keeping with that original master plan. Water -Impact studies show availability with the current waterlines in the area. An extension will be required along Stonebrook to serve this property. Sewer-Available through a 6" sewer line in Stonebrook.. Impact study shows it is sized to :handle this development. Streets -Frontage is on Stonebrook, which' is adequate to handle traffic generated .from this development Traffic -Traffic impact studies were previously submitted with the Woodcreek Master plan, at which time. the study showed there _._ would be no substantial traffic impacts from this development. Drainage -Drainage from the private street and the lots will be diverted to a detention pond at the southwest corner of the property. The pond and. drainage.. system within the street will all be pnvately mamtamed. Flood Plain -None Sidewalks -Sidewalks will be required in accordance with the sidewalk master plan, which shows sidewalks along Stonebrook. Parkland Dedication -Previously dedicated SUBDIVISION ORDINANCE COMPLIANCE The proposal complies with all applicable subdivision regulations and with the original Master Plan' of Woodcreek as approved by Council when development began in that subdivision. Oversize Request - NA Proposed Public Improvements -Public improvements will consist of public water and sewerline extensions. The street and drainage facilities as proposed will be private. Easement Dedications - As shown on the plat ZONING ORDINANCE COMPLIANCE .Proposed User Single. Family. Proposal complies with PUD regulations and with intent of originally approved Master Plan for Woodcreek. IeTOTIFICATION: Legal Notice Publication(s): Advertised Commission Hearing Date(s): 3-16-95 Advertised Council Hearing Dates: 4-13-95' Number of Notices Mailed to Property Owners Within 200': 18 Response Received: Several inquires (approximately 25 calls)