Four Creeks Rezoning Project

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The Four Creeks Project is a City-initiated General Plan amendment and rezoning project to designate 18 acres of industrial land for high-density residential uses. A portion of the site would be designated Community Commercial to allow for proposed mixed-use buildings. Two development plans have been submitted covering different portions of the property. The Tumbling Waters Development Plan covers 11.63 acres on 861 & 953 Orcutt Road. The Creekston Development Plan covers 5.6 acres on 791 Orcutt Road and 3330 & 3360 Broad Street. A total of 264 residential units and 10,000 square feet of commercial floor area are proposed.

Please visit our Environmental Review Documents page to download the Final Environmental Impact Report (EIR) and other documents for this project.

FAQ Box

Will a traffic impact study be required and if so what is the process?
The determination for a traffic impact study will be made at the beginning of the application process. The following are example development sizes that would trigger a transportation impact study. These are just example scenarios, traffic impact studies may be required for smaller projects under special circumstances.
1. 100 Single Family Units
2. 150 Multi Family Units
3. 150 Room Hotel
4. 10,000 SQFT Restaurant
5. 25,000 SQFT Retail
6. 65,000 SQFT Office
7. 125,000 SQFT Manufacturing
The City only accepts traffic studies that are prepared independent of the applicant. Studies are administered by the City and paid for by the applicant via a reimbursement agreement. The applicant may hire their own traffic consultant to help develop their project and review the traffic study, however that consultant would be conflicted out of preparing the actual traffic study.

Once the applicant has finalized their project description the City will prepare a scope for the study and submit it to the applicant for review. Then the City will advertise the scope to a list of on-call traffic consultants and award based on the best proposal.

Below is an example time table for traffic impact studies, actual schedules will vary depending on the size of the project and scope of the study.
1. Draft Scope & Applicant Review: 1 Week
2. Advertise RFP & Select Consultant: 3 Weeks
3. Complete Applicant Reimbursement Agreement: 1 Week
4. Complete Traffic Study: 10 Weeks
How do I apply for a permit?

See Application Review Procedures page.
What type of approval will I need for my business?

The first step would be to identify the zoning for the location of your project. With this information you can reference Table 9 of the Zoning Regulations which indicates the land uses allowed by zone. This denotes what type of permit will be required to allow that use in each zoning district if allowed at all.
How can I find out what zone my property is in?

Use the GIS Parcel Map to find your zoning.
How do I request an exception?

Once you determine what exception is allowed for your project, according to the Zoning Regulations submit a planning application, the application checklist for your type of exception, and pay the associated fees.
How many bedrooms/units can I have? Aka Density

Reference Section 17.16.010 of the Zoning Regulations (p.35-37) to find information about the maximum density (density units per net acre) of development allowed in your zone.

More FAQs

Events

ARC - Architectural Review Commission Meeting
11/18/2024 5:00 PM - 8:00 PM
CHC - Special Meeting
11/18/2024 5:30 PM - 7:00 PM
CHC - Cultural Heritage Committee
11/25/2024 5:30 PM - 8:30 PM
PC - Planning Commission
11/27/2024 6:00 PM - 10:00 PM
ARC - Architectural Review Commission Meeting
12/02/2024 5:00 PM - 8:00 PM

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11/12/2024 10:44 AM
Council Meeting Recap (November 12, 2024)
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11/14/2024 1:18 PM
Administrative Actions
11/14/2024 8:00 AM

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Four Creeks Rezoning Project