Agenda - Planning Commission - 03/10/2005 - Special Meeting

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However, the concept plan is providing several desired public street connections throughout the development. The applicant will need to take into consideration the City's density transitioning ordinance along the eastern property line (adjacent to Whispering Pines Subdivision) when preparing the preliminary plat. The subdivision is subject to an Environmental Assessment Worksheet (EAW), which will address in great detail transportation, water quality, and any environmental issues. The EA-W has been initiated and it is anticipated that during preliminary plat review baseline information completed for the EAW will be available. The sketch plan is showing hoTM the exception piece could be developed and integrated into the project area. The City Council recently initiated a master planning study for the area located west of Town. Center, which includes the Pulte property. The City retained the services of a team of architects to complete the master planning study in a timely manner. Staff has met several times with the master planning architects to work through some preliminary concept plans specifically related to the Pulte property. As you may recall, the applicant submitted a sketch plan application to be reviewed at the February 3, 2005 Planning Commission meeting but requested to be tabled to a special meeting in March in order to work in conjunction with the City and the master planning architects. The master planning architects have been diligently working through the challenging transportation issues that affect the master planning area and specifically the Pulte property. A draft concept plan has been prepared for the Pulte property and continues to be refined by the master planning architects and City staff. The Pulte sketch plan is providing major transportation corridors, commercial areas, and mixture of residential land uses as currently being guided on the draft master planning concept plan (a copy of the draft master planning concept plan' will be provided at the meeting). . Recommendation: Sketch Plan's are intended to provide the developer with general feedback and direction regarding a proposed subdivision. Upon receiving feedback from the Planning Commission and City Council (Council review is optional), it is up to the developer to decide when to proceed to preliminary plat and how to incorporate received feedback. The applicant is requesting to discuss their proposed concept plan and solicit feedback from the Planning Commission. Detail review of the proposed subdivisions density, street network, traffic impacts, green space, and unit setbacks will be completed during preliminary plat submittal. The applicant is fully aware that during the extensive preliminary plat review will often times result in changes to the concept plan related to number of'units proposed and design reconfiguration of units and street networks.