09-19-2016 Planning Commission Packet

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, � 16-3863 September 15,2016 Page 4 of 7 (2) The suitable area within each tier is next calculated by excluding from the tier area all wetlands, bluffs or land below the ordinary high water level of public waters. This suitable area and the proposed project are then subjected to the PRD density evaluation steps to arrive at an allowable number of dwelling units or sites. (Ord.No. 101 2nd series, § 1(10.56(19)(E)), 2-24-1992) Sec. 78-1326. - PRD allowable density evaluation. The procedure for determining the allowable density of a PRD is as follows: (1) The suitable area within each tier is divided by the single residential lot size standard of the underlying zoning district, yielding the allowable number of dwelling units or sites for each tier (fractions shall be rounded down to the nearest whole number, but may be transferred as noted in subsection (2) of this section). (2) Allowable densities or numbers of units or excess fractions of units may be transferred from any tier to any other tier further from the water body but must not be transferred to any other tier closer. (3) No density increases based on increased setbacks or other factors will be allowed. (Ord. No. 101 2nd series, � l(10.56(l9)(F)),2-24-1992) Under a PRD process, an underlying zoning district must be established. Under the LR-1 C '/2-acre District, application of the density evaluation would yield just 6 units for this site; under the LR- 1B 1-acre district standards, only 3 units would be allowed (see Exhibit F). Relationship to Surrounding Development As noted above, the subject parcels are surrounded on three sides with single family, detached homes,with the lake forming the north boundary. West of the subject property,more intense lake- oriented uses are found, including another marina and a public boat launch. The Plannin�Commission should discuss whether attached residential development is appropriate in this area, and if so, does the proposal support the goals for high density development. Factors which suggest this site may be appropriate for the proposed residential use include the topography of the site (much of the development will be separated visually from the street), the existing use (the historic commercial marina use is seasonally more intensive than the proposed residential), and the proposed protection of the lake with the use of green space and stormwater management systems. General Site Characteristics The site generally slopes down from North Shore Drive to the Lake, about 20 feet. There is little vegetation on the property, and the northern 2/3 of the lot is gravel parking lot, used to facilitate the movement and storage of boats. There are no wetlands mapped on the property. The lagoon at the shoreline apparently was a low area that was dredged out in the 1950's based on available aerial photos. Lot Layout and Lot Standards The developers propose to remove most aspects of the existing commercial marina use and construct a number of new buildings, including 7 townhome-style `villas' (two groups of three attached plus a free-standing unit); a pool house and pool; and a 22-unit condominium type building. The pool house is in the approximate location of an existing structure near the shore.