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Planning board recommends residential-high plan for Northwest Quadrant parcel amid traffic and sewer questions
Summary
Board recommended changing a commercial parcel to residential high and rezoning to multifamily RMF-2; staff and board raised concerns about sewer capacity, traffic at Hall of Fame/Highway 90, and floodplain/wetland preservation; applicant said only front row likely developable.
The Planning and Zoning Board on Aug. 12 recommended that City Council approve a comprehensive plan amendment and companion rezoning that would convert parcel 02463-115 from commercial to residential high and rezone the site to Residential Multifamily 2 (RMF-2), allowing up to 20 dwelling units per acre.
The application was filed by Northwest Quadrant Land Trust and presented by agent Carol Chadwick, PE. Chadwick told the board that much of the parcel is wetland or in a flood zone and that "it is only the exterior part of it, the front row that will actually be developed as multifamily. The rest of it will remain undisturbed, wetlands." She also said a traffic study may be required "when the time comes" depending on buildout and that the intersection serving the site would need closer study.
City staff highlighted utility and infrastructure questions. Mister Angelo said water and sewer capacity and lift-station capability would need review at the site-plan stage and that the school district and police had raised concerns about additional residents and traffic, particularly on Highway 90. He said an ERP permit from the water management district will be required at the site-plan stage and recommended approval based on consistency with the comp plan and land development regulations.
Board member Carlucci warned that the nearby intersection has limited sight lines and said "100% you're gonna need a light there." Another board member raised concerns about school capacity in the area and urged those matters be examined during site-plan and concurrency review.
Action: The board voted unanimously to recommend approval of CPA 25-07 and the related rezoning Z25-09, and staff reports were entered into the record. The board emphasized that utility, traffic and school impacts would be evaluated at the site-plan and concurrency stages.
Next steps: The recommendation will go to City Council; staff noted the need for a traffic analysis and a sewer/gallons-per-day review before development could proceed.
