01-27-2014 Council Packet - Laserfiche WebLink

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r 1 #13-3637 January 24,2014 Page 2 l. A revised landscaping plan, indicating additional trees and screening along Willow Drive and along abutting property boundaries. 2. Draft covenants for protection of wetlands and woodlands, maintenance of stormwater facilities, etc. with an eye toward consolidating the conservation easements rather than having multiple or overlapping easements. 3. Conceptual floor plans and site plans for individual lots indicating how they might or might not fit a 15% lot coverage limitation (as a percentage of entire lot or just the dry contiguous area...). Show how the intended 3-car attached garages fit into these sites. Staff to consider options for defining lot coverage and/or massing limitations, with a goal of defining standards for all lots rather than for individual lots (example: "lesser of x s.f. or x %"). 4. Plan showing how rain gardens might be located in single lots rather than straddling lot lines. 5. Plan showing positive measures for protection of wetlands, tree areas, etc. during development and construction; i.e. barriers, fencing, signage, etc. Additional Information Received The applicant has provided the following additional information: - Lot-by-lot analysis of lot coverage percentages vs FAR - See Exhibit A(1) - Revised landscape plan showing additional buffering - See Exhibit A(4) - Revised grading plans depicting rain garden relocations - See Exhibits A(3) - Site protection narrative - See Exhibit A(2) -Narrative in response to neighbor comments - See Exhibit A(2) Additionally, staff received a comment letter on January 10 from adjacent neighbor Steve Kelley of 2340 Watertown Road (Exhibit B) with diagrams of some suggested revisions. The applicant has provided a response to those comments in Exhibit A(2). Lot Coverage Analysis Please review the lot analysis table provided by the applicant, Exhibit A(1). The intent of this analysis was to look at each lot in terms of massing potential, and establish a standard for how much house should be allowed. The lots range in area from 0.40 acre to 0.88 acre. Because the intent of a lot coverage standard is to limit the overall visual density, staff would suggest that � visual density is a function of the overall site, such that the entire lot area should be included in the analysis, not just the contiguous dry buildable. The developer has suggested the maximum size of 2-story house he intends for the site would be a 2,820 s.f. footprint including house/garage/deck/screen porch, translating to 5,180 s.f. floor area including finished interior spaces/basement/garage/screen porch. For ramblers, the potential maximum intended footprint expands to 3,820 s.f. and floor area goes up to 5,280 s.f. Based on the total lot areas, use of the RPUD standard 0.50 FAR (Floor Area Ratio) yields allowable floor areas ranging from 8,700 s.f. to 19,000+ s.f. Use of the 0.50 FAR for the development would potentially allow much larger homes than developer anticipates. Staff does not recommend use of the 0.50 FAR standard.