P15 Cobblestone MPUD rezoning for 600 units
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One more to go. Final one.
It's the one we should have started with. Yeah, right. The final one. Yeah, really.
So now it's good evening.
Corlin Howell, current planning. The next item is P fifteen Cobblestone M P U D rezoning request.
I handed out some revised conditions, but do you want me go through the agenda first before we get to those? Yeah, okay.
The project is located on the east side of Gall Boulevard, approximately one thousand one hundred and seventy-two feet south of Chansey Road, extending south for about forty-two hundred feet and extending on east and west. across uh Crystal Springs Road.
Proposes a rezoning request from an MPUD to an MPUD to allow a maximum of 600 single-family detached attached dwelling units on approximately 256.52 acres.
This is the proposed master plan for the site.
The applicant is also proposing a variation, variations from the land development code as follows. Section 901.3.M point one access management, cross access frontage, reverse frontage role. General requirement in section nine oh one point six point D point eleven, street design and dedication requirements, the continuation of existing street Pattern and street access to adjoining property whereby the applicant wishes to deviate from the
requirement to provide an internet connecting roadway to the south.
Variations from the code may be reviewed and approved by the BCC in the Planning Commission during the public hearing held on any application for MPD rezoning. Variation shall be allowed where the Board and the Planning Commission find, in particular cases, that the proposed variation meets or exceeds the intent of the code.
Um
The for the first one for nine oh For
Hold on a second. The intent and purpose of the access management cross-access reverse frontage road is to provide safe access to land developed. to uh access to land development while while preserving the flow of traffic in terms of safety, capacity, and speed. by controlling and regulating the spacing and design of roadways, medians, and traffic signals, limiting the number of conflict points on vehicle experiences in its travel, separating conflict
points such as much as possible where they cannot be completely eliminated. Removing slower turning vehicles which require access to adjacent sites from the traffic lanes of through vehicles, requiring cross-access between developed parcels. That's the intent of the cross access, the first one. The intent and purpose of the street design and dedication requirement is to provide
for the continuation of existing street pattern and street access to adjoining property to give access to abutting areas and to priv for provide for proper traffic circulation.
So the applicant was proposing that in their justification that The proposed development already provides interconnectivity to the eastern portion of the MPUD. And I have some points up here. Along the uh
portion along uh Crystal Springs Road. In addition, an access point to the cobblestone subdivision from Ca Gaul will be directly aligned With access to the existing subdivision. That's this one.
And then a road connection has provided to the commercially zoned property to the north.
that was previously approved as part of this MPUD.
allowing for future safe interconnected vehicle and bicycle travel. A southern connection would allow cross access to an existing commercial use incompatible with the residential vehicle and
Bicycle traffic.
So
Just to explain staff's analysis of their justification It's under the previously approved RUCS M PUD, the property to the north, as indicated, was designated for commercial use, which is What we're talking about is this right here. Their interconnect is there. So this piece, the rest of the triangle. was commercial in RUX, but the RUX
MPUD has since expired. Now I'm not saying the zoning has expired, the the conditions of approval have expired. So it's an MPUD with no entitlements. So that's that's really not commercial anymore because it's a res9 future land use. So if somebody wanted to come in for commercial, they would have to do a comp plan amendment and a um some type of rezoning because it's an MPD with the Res9.
Corlin, can I stop you for a second?
Yes.
So as I'm reading The requests, it seems like they don't want to interconnect to the south. Is that correct?
That's correct. Right there. So if
they're not objecting to interconnecting to the north.
No, no. These see these points on here? North, that's there, they're proposing there, there, and there.
Okay, so everything you have circled, they're okay with interconnecting.
Yes.
Okay, so their objection is interconnecting to the south.
Is my little arrow that I just drew is what they're objecting to.
In my opinion, you should probably be discussing what the l what the future uses is to the south as opposed to what's the north.
Sure, I understand that, but because they brought up the north and that they were interconnecting to a commercial development already. that they're gonna connect to another commercial
So you're pointing out
the That's already existing, that's incompatible. So e either way you look at it, they're already ex they're already interconnecting to a commercial that was presumed commercial, but they refuse to interconnect to the community. Okay, so
you're you're saying that because you're saying you don't agree with their justification for why they're not connecting to the south? Because they're already connecting to commercial to the north.
Correct.
Okay. I now I understand.
Okay.
Can can you ex now explain what what's happening to the south?
Yeah.
Yeah. The cross access to the south is necessary to further go the goals of reducing conflict points and improving traffic circulation along collector and arterial roadways. Gall Boulevard is an arterial roadway. Crystal Springs is a collector, and the proposed State Road 56 extension is an arterial. In order to avoid additional trips on this roadway network and thereby creating safety issues across access is necessary. between the abutting
properties. So I drew an arrow recommending where a nice interconnect would go. So you would have here straight through was a nice reverse roadway
Okay, so Carla, my question is what is the the property to the south, what is it zoned for?
The property to the south is Major attraction flea market.
Okay, that's not a that's the flea market's not a zoning. You took zon
Sorry.
Okay. What is the
zoning? I'm thinking. C two. C two A R and A C it's A C
Okay, so is it is it commercially
Wait a minute, you're confusing me.
Okay, sorry.
Existing uses. Flea market residential size.
Well I don't know what the existing use is. I'm asking what the zoning is.
Usually flea markets are kind of an interim use. They're not a permanent use of the property, so
I think it's A C.
Which was quite consistent with the complaints.
I can always look. You wanna know for sure?
Well, i i d if their objection is that it's commercial, I guess I'd just like to know is it in fact commercial? To the property to the south.
Uh we have to look.
It's C two and M P U D. Okay.
All right then. C two, M P U D. The M P is right here.
And then my other question to you is
does that
property to the south have access to Crystal Springs Road?
The property to the no, I don't think so. I think there's let me where's my area?
There's only one access to this one.
Like I can't tell if that property wraps around and then connects to Crystal Springs Road. Apparently it doesn't.
This one, the flea market. No, it doesn't have access to Crystal Springs. There's lots there.
I'm basically asking that could they get to the property to the south using Crystal Springs Road and you're saying no.
Hopefully. Who can't do that? Flea Market? The Flea Market? No,
if you were trying to get from this project south to the Flea I'll call it the Flea Market.
No, you gotta go on three oh one. That's right. Right. So there's
no way you can use Crystal Springs Road to effectively be an interconnect.
Uh-uh.
Okay.
No. You have to use three oh one.
Sorry.
So now that
Okay. And so
so then my other question for you is the property east of Crystal Springs Road, is it part of this MPUD or not?
Yes. Because
you're not showing the whole plan there.
I I I thought I changed it. What happened?
See, look look your master plan isn't showing that whole eastern property.
You know what? I changed it. Somebody this is a sabotage. This is
conspiracy.
This is a conspiracy. Somebody went in there and changed it back.
I think it was Denise.
Denise. That's it. That's why she's not here. Yes. There it is, right there. That's the IQ.
Well
that's not the master plan, but okay. I'll I'll
Let me change that's the boundary of the MPD. So yes, it crosses over. I swear I changed that. I swear.
Okay.
Anymore? May I go? I I have pretty much a little you need to
cover your other changes to these conditions, Coraline.
I know I'm not done yet.
So to summarize
that whole part of conversation,
the applicant
doesn't want to
connect
to the South and staff wants them to connect
to the South. Yes, and I'm gonna s I'm gonna summarize.
Okay.
So um blah blah and all this I talked about. So here here are the existing ones they said they already provided, so they don't want they don't have to provide one to the South. That's where staff is recommending that the a suggestion that an interconnect can go. Or there. There's I knew I put one in there. There it is. There it is. That's
the rest of the master plan.
That's the rest of the map.
Okay. So the the street connections. So here's their arrows and here's my arrows. Those are their arrows These are my arrows. Either one there or one there. So the argument main argument is this. We take away all all these accesses, right? Here's here's where I live and here's a seven eleven over here in this commercial. Here's a seven eleven. Here's where I live. So
in order to get to that seven eleven I have to drive out of my house, cross over 301, Go down, cross back over three oh one, To get me a Slurpee. So I'm I'm crossing over there and twice. When you provide an interconnect between abutting properties, I can just go zippity doo down there, down there. I don't I'm not crossing any roads. I'm not threatening my life on this major thoroughfare
to get a Slurpee.
You don't like US nineteen? No. Okay, I'm asking.
No.
So that was that's the whole purpose of Interconnect well not the whole purpose. One of the main purpose is is to provide the interconnection between abutting properties so you can have safe travel. amongst the properties. That may not always be commercial. The the major attraction? That may not always be commercial. They could come in and rezone and be a residential property too. But the argument's the same because if grandma lived there and I lived there and
I wanted to go see grandma I don't want to be crossing over three oh one if I don't have to Rollin,
you also mentioned the extension of State Road fifty six. Where is that extension?
So the extension of State Road fifty six is way down here.
But the point the whole point of this
Hold on, let me get back to the aerial. To go backwards.
Fifty-six is down here. It comes out over here. below the flea market. My whole point was When they come in and they interconnect to the south, the flea market comes in for development no matter what it is, provides an interconnect, and you can continue on getting down to State Road 56. You don't have to get out on 301. If I wanted to go on 56 east, I don't have to cross over 301. Go down there,
cross back over. That was the point I was. So
my question was fifty six is gonna go along the southern boundary of that flea market property?
Yes.
Okay.
Down here way down here somewhere.
There'll be a future major east west road going through that flea market property.
I don't think it goes through it. Ari might remember, but uh it's down here somewhere. But my point I was trying to make is it's a perfect reverse frontage road cross access to get along three oh one without having to drive on three oh one.
I'm just asking does it allow them to get to fifty six is what um my only question.
What? I'm
only asking whether the interconnect would allow them to get to state route fifty-six.
Yes.
Okay.
Because when this one comes in for development we'll have them do provide the rest of the interconnect. Yes.
Okay.
So that's in a nutshell. So um I handed out a couple of Conditions and oh staff is recommending approval of the MPUD rezoning. But denying the their request from not having to interconnect to the South. So before And I handed out some revised conditions And I just want to be s specific that fourteen
15 and new condition number 23. are actual conditions that need to go into the conditions of approval at this time. Condition findings of fact six. Conditions seventeen and twenty-two will only be added if the Planning Commission Um agrees with the applicant about the interconnect. So what right now we're looking at fourteen, fifteen and new twenty-three.
So is the applicant in agreement with fourteen, fifteen, and new twenty-three?
I believe they are, yes. But Shelley can yeah Shelley can come up and address that.
So the only area of disagreement what I'm hearing is Six seventeen and twenty-two. Correct. You don't agree with changing those so that the interconnects are on the court?
I'm sorry, say again.
You don't agree with relieving them from the interconnection requirement.
Right.
Okay.
I I'm re I'm
just so I'm clear though, on twenty two What was struck was the word and west. Should and south have been struck instead?
No, no, because it says if the property oh if the property
Yeah, I was looking at that trying to think of what what I was trying to say in that condition.
I it it seems to me that if if you agreed with the applicant you'd be striking it and south.
But I think But in the But it it comes with the paragraph east and west of K s uh Crystal Springs Road because they're already providing
Oh I see, because on the east side
already providing one. Okay,
east
side is Crystal
Springs Row they are providing one.
So I struck west.
Got it. Okay. Okay. Okay, then it makes sense. Got it. Okay.
So yes, those are those will be Right now you guys are are concerned about fourteen fifteen and no new twenty three at
this
time. And that's all I have for you.
You can go now.
Thank you. I'm glad.
Your time
is
up.
Yeah, I'm
not sure.
All right, Shelley, do you want to have
I'm gonna try to keep this very short. Shelley Johnson, uh seven two four four four four four one Little Road. I have been sworn, I'm the applicant's attorney. We're in agreement with all of the suggested revisions that have been handed out. With regards to the Interconnect, um the suggestion that came from staff in the
Shelly, give me one second.
Sure.
Are you also in agreement with the remaining MP? conditions not just the ones that we need it out.
Yes.
So the only area of disagreement is the interconnected.
The interconnected Yeah. Um and I know in But we kind of gone back and forth in the last 24 hours about the interconnect. And then talking to them, Corlin, if you read the original write up, she made a suggestion that we gate it because obviously their concern is f you know, through traffic coming through the development to try to get to the flea market. Um and we're fine with that. We'll put the stubbut in, we'll just gate it. We're
good with that. The Interconnect would be there but you would just be able to get it so that your residents could go out. Right. But nobody could go in.
We're not gonna have through traffic coming through, yeah.
Is that acceptable to staff?
Yes, because I think seventeen
Yes. Because seventeen says for residential properties, those streets that are required to ensure adequate traffic flow. Oh well that's no that's not it. Yes. Anyways yes, the answer is yes.
So I still think they need a they still need a variation to gate it though, right?
So the agreement was and I think that that's the way I wrote it up is that if it's commercial it can be gated. But as soon as they rezon that property To residential And get a future land use change to residential. and come in with their own MPUD or their own preliminary development plan, then it's not supposed to be gated.
Okay, Shelly, do you want to
Maybe you should just both stand at the podium. Yeah. So we can resolve this.
Right here. It is in seventeen. It says however
For residential properties, those streets that are required to ensure adequate traffic flow to and through the land are to remain public and shall not be gated. However, residential to commercial properties can be gated.
Is that okay? You're okay with that?
We're perfect with that, yeah.
So we don't have a disagreement?
No. We got an agreement on everything.
Are you all clear on how you need to revise these conditions to implement what you just said?
Yeah. These are the ones he was talking about. Yeah.
Okay. You probably need to ask for public comment.
Okay. So um is there anyone here that's uh n wants to speak on uh on this issue?
Okay. Please come forward and give us your name and address.
But who's gonna ask a question?
Hello, my name is Robert Valentine at [address removed]. I own the thirteen hundred feet that border that ninety degree corner there. And she was saying that uh one of the
You're gonna get
one of the roads. Is it pointed there? There's I think that last blue one right there on the right that just disappeared. That blue road would come down right there. And It looks like it would then intersect with my private driveway. Uh that goes to uh Springdale. So my question is that land that uh or if that arrow continues, that's going through private property. and then it would intersect with my private driveway. that goes down to Springdale.
So I was wondering how they would exit those people um to my driveway. Or would they be exiting it back out to Crystal Springs with another right of way.
Are you suggesting that we limit it to the arrow up by the main road?
So you'd rather the interconnect be closer to three. The bottom the bottom right blue arrow. Right, but the bottom right blue one was one that Coralyn said it's a place they might be able to do one. Okay. She'd do two places they could do one. Right. Are you saying that you favor the one you'd rather it not be the one that's there? That's correct. You'd rather it be the other one. So that's fine. It's the bottom right one with
uh
Okay. So I think staff is only requesting they do one of the two, right, Coralin? Not both.
That's correct.
Okay. So
So is the staff w agreeable to eliminating the the most further inside one?
W that's that was just a a visual suggestion saying they could either interconnect by three or one or provide one there, but That one the one closer to three oh one is clearly the one that is more convenient and more apt to work better. Really
this just it's an issue where they show the arrow. Yeah. Is Shelley are you okay with the showing your arrow Closer to three oh one.
Are you
okay
with your master plan to show an arrow there? Well, it's actually right at the stub out. It's gonna be you assume the cul de sac is that's the
She wants to put it there.
Yeah, it w that's the slow mark on right there. Okay,
so
there's
the cul de sac and there. There. Yeah.
So we so even though there's even though there's two parcels, you're only requiring one interconnect. Is that right?
Yes, there's only one interconnect is is required per abutting properties.
Okay.
Do you want more?
Well we just need to make sure that whoever makes the motion says that they add the arrow where that cul-de-sac is.
Right.
Okay.
Second question is because I own 1300 feet of adjacent property, what sort of fencing will go up and will they affect the fencing that I already have to keep my livestock and horses in my property from getting killed on either 301 or Crystal Springs Road?
Corlin, do you want to comment on what kind of buffer or fence they have to put along there?
I'm thinking. So if it's residential to A R or A C I think it's uh
I guess that's something we decided.
I think it's a A. I think it's a type A, which is ten feet wide with trees. They don't there's no fence required for a subdivision. It's if they want one.
So are you asking for a fence?
What I'm worried about is I have horses that are sixty thousand dollars apiece. If they knock down my fence, what's going to keep my horses from getting killed on the three?
I don't think they can knock down the fence on your property. No. That's on your property. If your question is, do they are they gonna knock down your fence? They that would be trespassing. They're not allowed to go knock down your fence.
It's basically what happens with the doses.
Well, if they come down on your property and knock down your fence, that's trespassing. You could call the sheriff. They should not be doing that. They should I thought you were asking what they were doing on their property, but you're not asking for anything on their property. Okay. Okay.
All right.
Hey, how are you doing? Um I'm uh Pete Lair at I reside at [address removed]. You vent sworn? I uh got the letters one. I've always sworn. Okay. Yeah, yeah, I got the letter. Don't really understand it. When my property lies and my next door neighbor Uh Basically um We got like a two lane highway, two lane road. And there's plenty of room. There's n there's no traffic. But uh somebody was trying to say they were trying to expand the road there, so
I don't know I don't understand whether whether they're doing this or not. Which road
are you asking about, sir?
Uh the route well from what I got from from the letter, my parcel apparently is involved. No,
but you talking about Crystal Springs Road?
Yes, sir. Yeah, that's where
there is a condition that's been requested that they improve that road from county to county standard. From their southern property l boundary to their northern property boundary.
Right. So apparently it it includes my property. But it's is it
Well it would be within they'd have to improve it within the right-of-way.
Right. So basically there's a two lane road there. Are they talking about expanding it to another road or no?
They wouldn't be widening it. They would be it's it's apparently a substandard road, and I don't
Sir, sir, I th um this is Corlin. Your property is not involved in this rezoning. You're not part of this rezoning. The only reason you got noticed is because you are within five hundred feet of the project boundary. But nothing's happening to your property.
Oh, so we're not really involved with the expansion of the road or nothing?
No.
Oh
that's what I was saying. Corlin, I think his question is whether they are are going to be widening that road. Yeah. My understanding is that they're just paving it to county standards within the
existing right of way. As a two lane, yes.
And this is gonna keep keep the same uh dimensions? Same dimensions? Yeah.
Yes.
Oh. Well they have to be within the existing right of way. Right. Okay. It may be that the pavement could be a little wider, I don't know, but it they're not gonna be taking your land. Oh
that's the question. That's what we was wondering if they were gonna like uh widen the road or something.
Oh okay. All right, thank you very much.
Sure.
Anyone else?
Well good uh after oh evening gentlemen. Yeah while it's 130. Uh my name is Andy Hart, I live at [address removed]. Our main concern is the thoroughfare in front of our house, Crystal Springs Road. It's exactly twenty feet wide. Large trucks go down it every day. I wonder if you could reduce the speed limit from fifty to thirty.
Well, sorry, it says thirty, but everybody drives it at fifty. How much more traffic How much more traffic are you going to be dumping onto this road from those two side-to-side subdivisions? And how are you going to get them out on Shansey Road, which does not have a signal for a left turn, only a right. You can cross to the left. But you have to wait till traffic clears going east on Chansey to get onto it and going le uh going west. So with a twenty foot road Barely
room for two trucks to pass each other. It looks like you're gonna be dumping another twelve to sixteen hundred traffic uh trips a day on it.
So I think either the applicant or staff are gonna have to address the traffic impacts of this project. I don't know the answer to this question.
Okay. I wonder if you could have somebody research that for us. Also, we lay within 500 feet and did not get a ladder like everyone else has been getting. So we don't know who those came from.
They come from the county.
Well the applicant actually sends the notices, so we'll have to the applicant will have to address that as well.
Yeah. Also I can point out that blue arrow on the east side of the picture, the Further straight, that just goes into woods.
We discussed that's not gonna happen that blue arrow.
No. We're not putting the arrow there. That was Coralin just drawing with a crank. It's gone. Now it's blue. Now it's gone. There you go. It's
gone.
Okay.
Is there someone that wants to respond to that question?
Uh good evening. Uh my name is Mike Razor. On 19046 Bruce B. Downs Boulevard, I have been sworn. I'm the traffic engineer for the applicant. The specific question dealt with traffic impacts on Crystal Springs Road. We provided the timing and phasing study for the applicant. We identified that south of the project, an additional 29 peak hour trips are estimated. Okay. For the time and in phasing analysis, we looked at the peak hour capacity, and we are well below
the capacity of that road. Currently, we project a background traffic volume of 157 vehicles per hour during the PM peak hour, increasing to 284 within the highest impacted segment, which is further to the north along the project boundaries, which is well below the capacity of 900. eighty seven vehicles per hour. In regard to the comment about the width of the road. Several years back when the original MPD was done, a substandard road analysis was done at that time, which identified the substandard
features of the road. A substandard road analysis was not redone as the neither has the land development code changed in regard to that section in any material way, nor have the any improvements done to that road. So those conditions were carried over. If I am to believe that the road is The substandard road condition would increase that to I believe twenty-two feet, eleven foot minimum lane widths, which would improve the road within the project boundaries. Um if there's any more traffic questions, I'd be happy to answer them.
I think he asked about the intersection. And uh Crystal Springs and
We did analyze that as part of the time and it phase in analysis. We identified that with the pro with at at build out of the project it would operate within the county's performance standard pursuant to the land development code.
Okay, thank you.
All right, anyone else?
Pardon me? I've I've not sworn in. I didn't think I was gonna talk.
the test when we got the three trees of what we got.
Okay, my name's Marie Rogers. I live at [address removed], which is Crystal Springs. Um the only thing I want to mention is traffic. I'm not sure where that frontage road is gonna come out, if it's gonna come out on Crystal Springs Road. But and I don't know when that traffic report was done. But for the past week, week and a half I've been checking my time. When I go out on Crystal Springs Road, two chances. Chance to make a left. It's been averaging three to four minutes
at six o'clock at night. To make a left. This morning at 1030, it was three minutes. So to make that lab at Crystal Springs in Chiancy. It's that time here. What are they gonna do? 'Cause you've got people coming this way. get people going that way. So that was just my point. It's too busy there at Christie Springs in Chansey during the winter months. Thank you.
Thank you.
Yes, sir. Have you been sworn?
Well I didn't put my hand up when she did it before, but I'll do
it again.
I do.
My name's Roy Raven. I live at [address removed], which is Tropical Acres. It's across 301 from this development. We've been there about three years. My main question is can you now get to Route 39 from um Crystal Springs. So I I don't know if that's the case. If that is the case, conceivably you could have a lot of cars exiting
out to thirty nine to the convenience store that's there. Um and then on the the graphic that you showed Just below tropical acres is the prison And just below the prison. is where fifty six is coming in. So it was just off the map there. Um I I don't know how soon fifty six at this point, as far as I'm familiar with, is gonna end at three oh one. I don't know what
the timetable is for it to extend, which would be around the bottom of this, but That's my question.
Okay.
Uh would you like to respond to that again?
So I I can partially answer the fifty-six question. I believe that this the MPO and the cities are doing a P D and E or route study to determine the route of fifty-six. Is that an accurate statement, Ari? So but there's no funding at this time to actually build that extension.
Okay. I don't believe that there's any money allocated to do anything other than study the RAW.
That's all I yes, I I do know that for a fact that we are Yeah.
Shelley?
Um and I think the other question was does Crystal Springs Boulevard connect into thirty nine and it does. It currently does.
Okay.
I don't know.
Thank you. All right. I guess that's it.
Okay. Um any other questions from up here? Chris? Uh I think for either probably Shelley.
Shall I have a question?
So I was looking, so it looks like previously the RUCS development was five hundred and ten units from what I saw. C is six hundred units here. Yes. Is a hundred and fifty single family attached is that the maximum or the minimum?
That's the maximum. See, I can answer that question.
Oh thank you, Coraline. That's the maximum, yeah. That's
the total.
Um and so looking at our capacities, um, this would fall into Chester Taylor Elementaries. Chester Taylor Elementary is at capacity, um, Stuart Metal's a little bit under, we're adding some capacities over Hills High. You know, I think at this time we're you know, we're fine with even though we'll be a little over with the impact fee generated from this, I think we'll be will be sufficient and we can meet meet the demand.
Okay. Thank you.
Anything, Birga? Jamie? Okay.
Camera. I'm good.
Okay. Uh should I hear a motion? A second?
Well look at me, I can't make a motion. I can't. Okay, so with
the amendments to the staff recommendations. So
to be clear, does that include moving the arrow to the
blue arrow. The blue arrows. Okay,
got
it.
Okay, we have a motion and a second. Any further discussion on the motion? All in favor? Aye.
Posed? Okay. So move.
Thank you.
I hope I don't uh
you're
on
any side of the last vote. Hey,
I'm sorry. Are we