06-23-1997 Council Packet - Laserfiche WebLink

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• <\ #2240 - Sketch Plan May 16,1997 Page 2 Overview of Proposed Plan Applicant has accumulated a group of 8 individual parcels located at the north end of Wildhurst Trail and north of the newly acquired Saga Hill park properties. The parcels comprise a total of approximately 28 acres of land, most of which is north-facing wooded slopes. These are typically steep slopes, ranging from 15-25%. Preliminary indication is that there are no bluffs. Topography is a primary limiting factor in the design of any subdivision of this property. The property is partly within the MUSA and partly outside it (Exhibit F). The MUSA boundary matches the zoning district boundary in this area. Municipal sewer exists at the north end of Wildhurst Trail; however, the properties outside the MUSA are not cuurently eligible for provision with sewer. Sewer is critical to the development, however, since the steep slopes will undoubtedly prohibit septic systems on most of the site. The development would require private wells. Zoning of the site is a mix of 1-acre and 2-acre zoned parcels. This presents the need for a rezoning if the development goes forward, since applicants proposed plan (Concept Sketch 1) includes proposed lots of less than 2 acre area within the 2 acre zone. Concept Sketch 2 is a 16-lot concept that shows how the current zoning densities could be adhered to if necessary. Review Comments 1.Zoning. The zoning boundary in this area was apparently defined in 1975 when the zoning of a majority of the City was converted to 2- acre from the pre-existing 1 acre or 1-1/2 acre. At that time the properties to be included in or excluded from the possible sewered zone were defined. Staffhas not found a record ofthe rationale for the boundary as defined. However, the 1980 Comprehensive Plan contains definitions ofthe MUSA boundary that specifically match the zoning boundary between the 1 and 2 acre zones in this area. Planning Commission must first determine whether it is appropriate to rezone the 15 acres currently zoned RR-IB to LR-IB. Possible rationales for such a rczonipg might include: Conclusion that an increase in development density will not be out of character with the surrounding neighborhood - Conclusion that an increase in development density will provide needed additional tax base - Conclusion that an increase in development density will allow for creation of affordable housing or other housing types the City concludes are appropriate - Conclusion that an increase m development density will allow for clustering or other non-standard development methods that help preserve open space, perhaps via developer incentives through a Planned Residential Development (PRD). Note,