City staff recommended denial of a planned‑zoning district application for a 65.65‑acre property near N. Double Scribe Road and W. Tipton Road (Goose Creek) because the proposal, staff said, would allow primarily single‑family residential development in an area lacking nonresidential services and adequate infrastructure.

The applicant asked to rezone the property from a mix of RA (residential agricultural) and RSF‑4 (residential single family) to a planned zoning district that would allow several residential planning areas and limited cultural/recreational uses in an open space planning area. Staff told the commission the application provided only an aggregate density (about 4 units per acre) and that individual planning areas appeared to allow higher densities (five to six units per acre) and offered no enforceable requirements to secure a mix of housing types or commercial uses.

Staff said planned zoning districts are intended to encourage a mix of uses, flexibility, coordinated public improvements and harmony with surrounding development; the current proposal, staff recommended, does not meet those goals. Commissioners and staff discussed site constraints — including narrow, rural‑character roadways such as W. Tipton Road, limited utilities and open‑ditch drainage — and the potential cost and scale of infrastructure improvements needed to support the proposed development. Staff noted that prior similar rezoning in the area had been denied earlier in the year.

Neighbors submitted public comments raising concerns about drainage, traffic, infrastructure and the intensity of the proposal, staff reported. Commissioners asked staff to provide additional materials for the formal hearing, including comparative densities of surrounding subdivisions (including those outside city limits), clearer density breakdowns by planning area, and information on sewer, water and other utilities. Staff also advised that a PZD can be conditioned but said the present application lacked clear commitments — for example, it would allow single‑family by right within planning areas where two‑family dwellings were shown on the plan, which would permit the developer to build primarily single‑family homes unless the PZD text explicitly removed single‑family as a permitted use.

Staff recommended denial and plans to present the item at the commission’s regular meeting for a formal decision and public hearing.