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, #OS-3131 December 8,2005 Page 5 F. Lot Layout and Lot Stand�rds (RPUD) Plaruiing Commission concluded that the RPUD standards for SFR development are generally appropriate for this site, with a few minor revisions. The RPUD standards [Section 78-626(8)] are sununarized as follows: - 15,000 sf min. dry buildable lot area (PC indicated 14,000 sf min. was acceptable) - 90' nlinimum lot width at the setback line (all 8 new lots meet this using a 30' street setback...) - 125' minimum lot depth (Lots 4, 5, 6, 7 and 10 are just short of this standard, but these depths are a result of significant tweaking to date, and each lot contains a usable building site with acceptable rear yard. - 40' rear yard or 20% of lot depth, whichever is Iess (all lots meet this standard) - 25' front setback on intei-nal streets (30' was used for this plat and will be used for home construction, which allows the lots to meet the 90' lot width standard) - 50' setback on collector ar arterial streets (eYisting Williamson house at 40' will remain nonconfoi-�ning...) - 10' side yard on interior lot lines (all lots conforni), 15' side yard at exterior of RPUD (east line of Lot S propose�l at 10', s/aould�evise to 1 S'; nort/z yrrr�l of Lot 3 shoccld increase to 1 S'; west yard of Lot 6 shoccl�l revise to 1 S') - side yards abutting street must ineet front setback requirement (all lots meet tlus) - 30' max building height (based on proposed grading plan—no need for variances) G. Lot Coverage vs. Floor Area Ratio (FAR) Section 78-1403, the 15% Lot Coverage limit, states that tlie 15% limit applies to all zoning districts; it doesn't make an exception for RPUD, However, the RPUD District does not specifically establish a `Lot Coverage by Structtu•es' limit. Instead, the RPUD standards limit individual lots to 50% hardcover and an individual lot Floor Area Ratio (FAR= gross area of all floors divided by gross lot area) of 0.5. This means a 14,000 s.f. lot is allowed 7,000 s.f. of floor space. A 2-story 30' Y 70' walkout with a basement, two stories, and an attached 3-stall,l-level 24' x 30' garage would yield 7020 s.f. of floor area, as �n eYample. The 8 proposed homes range to as much as 25% lot coverage. P1aiuling Commission reviewed the potential home sizes based on using the 0.5 FAR versus the 15% lot coverage limit, and recommended that the 0.5 FAR should apply to this development, but not the 15% lot coverage limit. This area is not in a shoreland hardcover zone, and hardcover of 50% per the RPUD standards is not uiu•easonable. H. Road Layout and Standards The proposed road layout meets the coi7•ieior standards of a 50' road right-of-way and 100' cul- de-sac diameter. The access location onto Willow Drive is directly across fi•om Elm Lane, which is appropriate. The City would normally require that all lots in a subdivision be served with driveways fi-om the new local road rather than fi•om the arterial (Willow is defined in the CMP as