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Developer outlines 283‑acre McFarland master plan with mixed housing, ag‑heritage vision and infrastructure needs
Summary
A 283‑acre concept plan for a master‑planned community was presented to the commission; the applicant proposed walkable neighborhoods, an agricultural heritage strand, a possible charter school site and a target density near 2.9–3.5 units per acre but acknowledged major road, utility and timing constraints.
An applicant seeking to rezone roughly 283 acres presented a master‑planned community concept that emphasizes walkability, a local agricultural heritage character and a mix of housing types intended to serve first‑time buyers through retirees.
The proposal includes clustered residential areas, substantial open space and waterways, and potential commercial or community uses along a future freeway alignment. The applicant noted concept elements such as a possible charter school site and cottage‑court housing that would broaden affordability without relying strictly on a formal affordability program.
Density and timing: Staff said a gross target density in concept diagrams ranges from about 2.9 to 3.5 dwelling units per acre, with applicants suggesting mechanisms such as transferring development rights from other parcels to meet affordability goals. Commissioners stressed major infrastructure needs — widening 2200 (a local road) and adding egresses — and estimated it would be at least a year before any on‑site development work could begin.
Zoning approach: Commissioners and staff discussed whether to use an existing Traditional Neighborhood (TN) zone, R‑zone with a master plan overlay (MPDOZ), or a custom zone. The general preference expressed was for a TN‑style flexibility or a special zone that preserves density caps while allowing a product mix phased through development agreements.
Next steps: Staff expects initial work sessions beginning in June to frame general plan amendment steps and to scope technical studies (transportation and economic analyses) that will be needed to evaluate the long‑term corridor impacts and to inform any legislative rezoning.
