Agenda - Planning Commission - 11/02/2017

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Regular Planning Commission Meeting Date: 11/02/2017 By: Tim Gladhill, Community Development 6. 2. Information Title: Consider Recommendations related to proposed Villas at North Fork subdivision; Case of Paxmar, LLC (Project No. 17-145) 1. Comprehensive Plan Amendment from Rural Developing to Medium Density Residential 2. Zoning Amendment from Planned Unit Development to R-2 Residential Purpose/Background: The purpose of this case is to consider a recommendation for a proposed Sketch Plan Review (100 lot subdivision), Comprehensive Plan Amendment (Rural Developing to Medium Density Residential + Urban Service Area Extension), Zoning Amendment (Northfork Planned Unit Development to R-2 Residential). Conditional Zoning Amendments are allowed by City Code Section 117-50 that allow a Zoning Amendment, but require that it follows a specific site plan to avoid the potential for a completely different project to be proposed after said Zoning Amendment. This is the first time the Planning Commission has reviewed this project. Please note that Paxmar, LLC has previously proposed a separate project in close proximity to this proposal, known as North Fork Meadows. The current proposal, Villas at North Fork, is a new proposal on a different site proposed by the same developer. The City has significant discretion in review of this project. Since the project requires a Comprehensive Plan Amendment and Zoning Amendment, the City is not obligated to approve said project. It has been the City's policy that the Developer must demonstrate a compelling reason to approve the change. This results in a higher standard of review compared to projects that meet all minimum standards of their respective zoning district. Notification: Staff attempted to notify all Property Owners within 700 feet of the Subject Property of the Sketch Plan Review. Observations/Alternatives: Sketch Plan Review Sketch Plan review affords the Planning Commission the opportunity to weigh in on the general layout of the project before the Developer incurs expenses related to the preparation of the Preliminary Plat (next step). The Preliminary Plat is the most important approval granted to a project, as it gives entitlement to the project. The Final Plat is the legal instrument recorded to subdivide the property into multiple parcels and includes construction -ready plans. Similar to North Fork Meadows, the Developer is requesting that the Zoning Amendment be approved prior to preparation of Preliminary Plat. The attached Staff Review Letter outlines the process for this request. It is noted to be acceptable with a Conditional Rezoning Agreement, but it outside the City's normal sequence. Unlike North Fork Meadows, this project does also include a request for a Comprehensive Plan Amendment as well. Future steps in review include the following. 1. Preliminary Plat 2. Final Plat