01-27-2014 Council Packet - Laserfiche WebLink

Home Browse Search

� T #13-3637 January 24,2014 Page 3 2-story homes: Use of the City's standard 15% lot coverage limit would still allow for the developer's intended 2-story homes of maximum footprint 2,820 s.f. on all but one lot. That smallest lot would need 16.2 %to get to 2,820 s.£ For that lot, 15%= 2,615 s.f. Ramblers: The four smallest lots would not accommodate the proposed maximum size rambler under the 15% lot coverage limit. A 3,820 s.f. rambler footprint on the smallest lot translates to 21.9% lot coverage. Consider that the total 4.38 acre (191,000 s.f.) site at 15% would yield a total lot coverage footprint of 28,600 s.£ Divide this by the number of lots (7) equals an average lot coverage footprint of 4,085 s.£ The developer suggests that perhaps only 2 of the lots lend thernselves to a rambler configuration requiring a maximum of 3,820 s.£, and the rest would be 2-stories needing only 2,820 s.f. each. The end result would be an overall lot coverage for the combined 7 lots of about 11.5%. An irony here is that the two smallest lots, both in Block 2, are the least constrained by setbacks, wetlands, buffers, etc. and most able to accommodate a larger rambler footprint, yet would have the most difficulty meeting a 15% footprint limit. There are many possible options for a lot coverage standard. Staff would suggest consideration of the following: OPTION 1 - Limit all 71ots to 15%. The range in house footprints could be 2,600 - 5,700 s.f. OPTION 2 - Developer has suggested establishing the limit as "the larger of 3,820 s.f. or 15%". In this scenario, house footprint limits would range from 3,820 - 5,700 s.f. OPTION 3 - Limit all 7 lots to 3,820 s.f. maximum footprint, disregard a percentage standard, and let the lot shape, size and setback constraints dictate the style (2-story or rambler) and ultimate footprint. OPTION 4 - For each of the 7 lots, allow maximum footprint based on the style of house being built: Two-story - 2,820 s.£ Rambler - 3,820 s.£ The risk in this is that a rambler built today could add a second story later and exceed the two-story footprint limit, unless strict controls disallowing such expansions were established. OPTION 5 - Establish a maximum footprint standard for each lot based on something other than total lot area. Pending Council consideration, staff would note that each of the above options can be readily administered once the standard is established. Site Protection During Development Applicant has provided a narrative description of how the site will be protected from damage to vegetation that is intended to be preserved during construction. That being said, the grading plans indicate that virtually the entire site south of the wetland and southwest of the tree line adjacent to the creek will be graded, so that future buffering will likely be new plantings (or possibly transplants of existing higher quality materials from the site, if any). Rain Garden Relocations The applicant has revised the rain garden locations to be completely within individual lots and not straddling lot lines. The rain gardens would be protected via an expansion of the perimeter drainage and utility easements. See Exhibits A(3). Note that the new landscaping plan suggests elimination of rain gardens in favor of shallow swales. There would appear to be a conflict between the new landscaping plan and the new grading plan...