Discussion:
Pioneer Engineering, on behalf of Summergate Development, has submitted plans for a mixed use development of approximately 114 acres that has a net usable area of about 93 acres.
The proposed development is for a Planned Unit Development under the PUD zoning category (copy of Ordinance attached). The applicant is proposing approximately 684 residential units in a mixture of apartments, townhouses and single family homes. The net density is 7.38 units/acre for all total units and approximately 3.7 units/acre for the single family/townhouse area. The 2040 Comprehensive Plan shows this area as Medium Density Residential at 5.01-8 units/acre. The proposed overall density meets the requirements.
One of the issues will be that the required density is being met with the construction of the apartment building and townhouses. To meet the Comprehensive Plan requirements, these must be developed in combination with the single family homes.
The site has some constraints including easements for power towers along Highway 169 and a natural gas line that cuts through the southern third of the property on a diagonal.
The Applicant is proposing a PUD to allow for smaller lot widths (50 feet) and smaller side setbacks of five feet versus the required ten (proposed modification of the code is to 7.5 feet).
As part of a PUD, the Applicant is required to exceed normal design standards for lot layouts, streets and building design. The Applicant has shown a number of trail connection to allow passive recreation throughout the site. There are also sidewalk, road and trail connections to the existing city park in the adjacent neighborhood. As part of the development of this site, Park Dedication fees would be used to improve the existing park to serve the entire area.
Since this is only a concept review, the Applicant has not provided house, townhouse or the apartment designs. These will be required prior to submission of any final PUD. The houses would have to exceed any current design standards. The proposed new standards would require a variety of house styles and not garage dominant designs. The current concept design appears as though it would be dominated by street views of garage doors.
There are also lots that are currently encroaching on the gas line easement, which would not be allowed. This will require reworking some of the lots and house placement.
Engineering has provided some preliminary comments (attached). A homeowners association would be required to maintain the landscaped medians, which will be required as part of the PUD. There is also a possible sewer capacity issue that would require the sewer to be extended to the Canterbury area.
The Commission should review and comment on this plan based on overall concept design, accessibility through and around the site, and density as it complies to the 2040 Comprehensive Plan.