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Zoning File #1583 <br />August 16f 1990 <br />Page 2 <br />With PRD format of development applicant may gain benefit of <br />total gross area for density credit as long as all structure and <br />improvements are located behind the 75' setback line. <br />Total gross area = 120f395 s.f. or 2.76 acres <br />Allowed density = 5 units <br />The limitations on density will be the degree of hardcover <br />excesses allowed with the 75~250' setback area at 22^000 s.f. or <br />.5 acres. <br />Excessive hardcover exists with the existing access road and for <br />any upgraded road because of its location within the 75* setback <br />line on the north side of the peninsula. <br />3. Section 10.32 - PRD Ordinance <br />4. Section 11.10, Subdivision 6, 1, and 8 - Sketch Plan Review under <br />the subdivision regulations. <br />Review of Application <br />A plan for three single family detached units has been proposed <br />by applicant. Applicant may ask for density allowance based on 2.76 <br />gross acres. In 1982, the City granted approval of a 3 lot plat <br />(Exhibit K) that included Lot 31 (lot with existing house) in overall <br />calculations. The issue for this review is: Will the City approve <br />hardcover excesses within the 75~250* zone to meet a level of density <br />that can be supported by overa11 gross area? The applicant shows <br />hardcover at approximately 48%. Based on staff's buildable envelope <br />at 22,000 s.f., it would be more at 60%. Please note this does not <br />include the hardcover of the access road at over 7,000 s.f. in area. <br />The road hardcover will be the same whether it serves one house, two <br />houses or three houses as the entire road bed will be located within <br />the 75' setback line. <br />It would be to applicant's advantage to develop under a PRD mode <br />If applicant was to satisfy the standard of a plat under the direction <br />of the LR-IC district, a plan would be limited to no more than two, <br />maybe one. The setbacks would use up the already restricted building <br />envelope. <br />Please review the engineer's report (Exhibit D). We are once <br />again reminded that we do not have a legal public road access to these <br />parcels via the platted property to the east. Public access must be <br />designated and dedicated on the formal PRD subdivision proposal. The <br />City will ask the applicant to request in writing for an access and <br />utility easement from the three involved property owners. If denied, <br />the City nfust proceed with a separate condemnation action.