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^ • W5-3I31 December 8,2003 Pages F. Lot Layout and Lot Standards (RP'JD) Planning 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 summarized as follows: -15,000 sf min. dry buildable lot area (PC indicated 14,000 sf min. was acceptable) - 90* minimum 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 d^th, whichever is less (all lots meet this standard) - 25' front setback on internal 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 or arterial streets (existing Williamson house at 40 ’ will remain nonconforming...) - 10* side yard on interior lot lines (all lots conform), 15' side yard at exterior of RPUD (eosillHetf Lot 5 proposed at 10\ should revise io 15*; north yard of Lot 3 should increase to IS*; west yard of Lot 6 should revise to IS*) - side yards abutting street must meet front setback requirement (all lots meet this) • 30' max building height (based on proposed grading plan - no need for variances) G. Lot Coverage vi. Floor Area Ratio (FAR) Section 78-1403, the 15% Lot Coverage limit, states that the 15% limit applies to ^ zoning districts; it doesn ’t make an exception for RPUD. However, the RPUD District does not specifrcally establish a ‘Lot Coverage by Structures’ limit. Instead, the RPUD standards limit individual lots to 50% hardcover and an individual lot Floor Area Ratio (FAR = gross area of all flo(H9 divided by gross lot area) of 0.5. This means a 14,(KX) s.f. lot is allowed 7,000 s.f. of floor qMce. A 2-story 30 ’ x 70* walkout with a basement, two stories, and an attach^ 3-stall, 1-level 24’ X 30 ’ garage would yield 7020 s.f. of floor area, as an example. The 8 proposed homes range to as much as 25% lot coverage. Planning Conunission reviewed the potential home sizes based on using the 0.5 FAR versus the 15% lot coverage limit, and reconunended that the 0.5 FAR should apply to this development, but not the 15% lot coverage limit This area is not in a shoreland h^cover zone, and hardcover of 50% per the RPUD standards is not unreasonable. H. Road Layout ami Standards The proposed road layout meets the corridor standards of a 50' road right-of-way and 100' cul- de-sac diameter. The access location onto Willow Drive is directly across from Elm Lane, which is appit^ate. The City would normally require that all lots in a subdivision be served with driveways from the new local road rather than from tihe arterial (Willow is deflned in the CMP as