Agenda - Council - 04/13/2004 - Laserfiche WebLink

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CASE #: REQUEST FOR PRELIMINARY PLAT AND SITE PLAN REVIEW OF RIVENWICK VILLAGE CASE OF TURTLE MOON INC. AND RYLAND HOMES By: Megan Wald, Associate Planner Background: Dave Shulte of Turtle Moon Inc. owns a 32.45 acre parcel zoned Mixed Use Planned Unit Development (MU-PUD). The property is generally located north of Riverdale Drive and south of U.S. Highway #10. Mr Shulte has entered into a purchase agreement with Ryland Homes to develop 20.91 acres of residential town homes. The preliminary plat and site plan review have been combined into one Staff Review Letter and Case Cover. The following items are enclosed for your review: a) b) c) d) c) Site location map Preliminary Plat Architectural renderings of the proposed units Resolution approving Preliminary Plat City Staff Review Letter dated April 9, 2004 Notification: In accordance with State Statute and City Code residents within 700 feet were notified of the preliminary plat and a public hearing was held at the March 8, 2004 Planning Commission meeting. Observations: The intent of the Mixed Use Planned Unit Development district is to help create a development that can provide a variety of housing styles, price ranges, and a combination of uses. The MU- PUD Zoning allows the City Council the ability to consider deviations to the strict zoning regulations. The MU-PUD (Mixed-Use Planned Unit Development) district states that at least 70% of the project area is to consist of residential development, the preliminary plat is providing approximately 61% residential uses. Prior to the adoption of the Comprehensive Plan in 2000, the subject property had been designated for commercial uses for at least 10 years. During the rewrite of Chapter 9, staff attempted to draft a MU-PUD ordinance that allowed the property to be developed as it was intended, with a heavy emphasis on a mixture of commercial, retail, and professional services. However, in drafting the new MU-PUD language staff inadvertently stated that properties zoned MU-PUD are required to provide a minimum of 70% residential uses instead of a maximum of 70% residential uses. It is staff's opinion that the subject property has the opportunity to provide commercial and retail amenities to an established single-family residential neighborhood and to future residents within the area. It is staff's opinion that these pockets of commercial nodes should be capitalized on instead of imposing additional housing requirements.