7.1 SR 04-07-2025 - Laserfiche WebLink

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Zone Change Amendments to the approved zoning map must be consistent with the Comprehensive Plan. The current zoning is generally consistent with the approved land use map, but the requested changes will improve consistency. The proposed commercial areas align with land currently guided for similar uses and, along with the requested changes, improve overall compliance. Second, the proposed residential PUD is consistent with the mixed residential guidance of the plan. The zone change will also align with planned parcel lines, improving overall consistency. PUD Ordinance The proposed PUD ordinance outlines the development standards for the subdivision. Any standards not specifically noted within the PUD ordinance will follow the general development standards outlined in Chapter 30. Planning Commission The commission reviewed the updated plans on March 25, 2025. Staff reviewed the updated plans and summarized the conversations with the Parks and Recreation Commission and City Council. Staff noted that the developer had a few concerns with the conditions recommended for approval. Concerns included where to measure driveway width, the recommended monotony code, tree placement, and the language related to the shared property line with the Kelley Farm. The commission worked with the developer to clarify the conditions related to these items, and staff have updated them appropriately. The Planning Commission then moved the discussion towards lot widths, specifically the 50-foot lots. The commission shared their concerns with further reductions in the minimum lot sizes for residential single- family homes. Staff reviewed the existing developments with the smallest parcel widths, generally at 52 feet wide, and most recently with the Villas on Fillmore project. They felt that 52 feet should be the floor for single-family residential housing in the community based on the recent project approvals. The Commission also believes that this allows the maximum driveway width to be increased from 16 feet to 18 feet, increasing space for off-street parking. The developer reviewed their support for the 50-foot lots, noting that this is an alternative to attached townhomes and works towards their affordability goals — specifically reducing the HOA fees, which can increase significantly when roofing and siding need to be insured and replaced. The developer further stated that with a 52-foot lot, the same home would still be constructed, noting that it does not change the home type, and they cannot afford to lose the lots that the change would mean. The Commission felt strongly that the 52-foot lot widths approved with recent projects should be the standard now and noted that if it meant attached products instead of the 50-foot lots, they would prefer attached townhomes. The Commission unanimously recommended approval of the project, subject to one additional condition, which states the minimum lot width should be 52 feet and the maximum driveway width for these lots should be increased to 18 feet wide. They further noted that none of the 65, 75, or 100-foot lots should be converted to 52-foot parcels. Since the meeting, the developer has noted that the change to 52-foot parcels will result in a loss of 9 to 10 parcels. They noted that even though the proposed lots are 50 feet wide, they still meet the general standard of 15 feet between structures. Expanding the minimum lot width and the maximum driveway width by the same amount does not increase the availability of on -street parking, change the housing type, or substantially change the appearance of the community. It does, however, provide a significant challenge to the affordability and feasibility of the development. Additionally, since the PC meeting, staff have received one comment letter from a resident, which expressed concerns about the amount of traffic this project will generate, how this impacts Highway 10, and impacts on Page 123 of 249