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» • —* - • ■ «.iM <br />*%- 4. ik <br />* •. - * . <br />^mmS. <br />Zoning File #2293 <br />September 11, 1997 <br />Page 2 - :. - - -Jlj . <br />• • . ^ 1 <br />•J. *v. <br />A.This property is only marginally developable with septic systems due to steep slopes. <br />Rezoning to an urban density coupled with a Comprehensive Plan Amendment <br />would allow installation of municipal sewer. <br />B. Development of this site at an urban density, while developing most ot the Sollner <br />property at a 2 acre density rather than the 1 acre density it is currently zoned for, <br />allows a more efficient development in terms of reduced road and utility lengths and <br />costs. <br />C. The proposal limits the ultimate length of Wildhurst Trail, which already e.xceeds the <br />City's 1000' length limit for dead ends with no secondaiy outlet. <br />During the sketch plan review. Council suggested that rezoning is perhaps only feasible if <br />the result is no more buildable lots than would have been created without the rezoning. This <br />conceptually suggests that the dev eloper must show adequate evidence of how many lots <br />could have been developed under the current zoning, by showing a realistic plat layout and <br />providing on-site sewage treatment system site evaluations for the properties not zoned for <br />sewer. Absent such information, staff would offer the following density analysis: <br />Van Sloun <br />Gross <br />Total Area <br />4.8 ac. <br />Zoned <br />RR-IB 2 ac. (Septic) <br />Maximum <br />Estimated # <br />of Lots Per <br />Zoned Density <br />2 <br />"Realistic" <br />Estimated <br /># of Lots* <br />2 <br />Sollner 6.8 ac.LR-IB, 1 ac. (Sewer)6 5 <br />Morgan West 10.0 ac.RR-lB,2ac. (Septic)5 3 <br />Morgan East 4.7 ac.LR-IB. 1 ac. (Sewer)4 3 <br />17 lots 13 lots <br />*Based on excluding area for roads, stormwater ponding, etc. and staff estimated <br />septic site potential. <br />In staffs estimation the Morgan 10 acre parcel likely could only support 3 lots with septic <br />systems due to the extremely steep slopes in the southwesterly half ot that site. Staff <br />estimates, then, that the total 26 acre group of parcels could realistically support 13 total lots <br />under the current zoning. While the applicant proposes 14 lots, it would be critical to