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13-3637 November 14,2013 Page S Lot 1, Block 2 Proposed Lot 1, Block 2 will have 0.40 acres (17,447 s.f.) of dry buildable land and no wetland. This lot will be a corner lot, with the front lot line being the frontage along the new road. Proposed lot width is 100', meeting the RPUD standard. Proposed buildable envelope is shown meeting RPUD setbacks from front, interior side and rear (rear is at 20% of 174' lot depth = 35') and as drawn would appear to have significant flexibility in house placement; however, as Willow Drive is defined as a collector road in the CMP, the side street setback to Willow should be 50' but is shown at 25'. Lot 2, Block 2 Proposed Lot 2, Block 2 will have 0.46 acre (19,971 s.£) of dry buildable land and no wetland. Defined lot width is 112' and the required RPUD setbacks are met. The lot has a significant degree of flexibility for house placement. Lot Coverage vs. Floor Area Ratio (FAR) Section 78-1403 (see below), the 15% Lot Coverage limit, states that the 15% limit applies to all zoning districts; it doesn't make an exception for RPUD. However, the RPUD District does not specifically establish a `Lot Coverage by Structures' limit. Instead, the RPUD standards limit individual lots to 50% hardcover and an individual lot Floor Area Ratio (FAR= gross area of all floors divided by gross lot area) of 0.5. This means a 14,000 s.£ lot is allowed 7,000 s.f. of floor space. A 2-story 30' x 70' walkout with a basement, two stories, and an attached 3-stall,l-level 24' x 30' garage would yield 7020 s.f. of floor area, as an example. The 7 proposed home footprints range from 1750 s.f. to 2200 s.f. yielding lot coverages ranging from 7% to 12%. These were calculated based on using the gross lot area including wetlands. The gross lot sizes range from 17,000+ s.f. to 38,000+ s.£, which would allow home sizes based on just the FAR of 9,000 s.f, or greater. Although applicant does not propose to build large homes, staff believes it would be appropriate to limit home sizes based on the 15% Lot Covera�e limit, as this will avoid the creation of extremely large homes if just based on the FAR. Sec. 78-1403. Lot coverage and massing standards. In all zoning districts other than the I Industrial district, all lots that have a gross acreage of less than two acres shall comply with the following massing standards for structures: (a) Maximarm total footprints allowed. (1) On lots equal to or greater than 10,000 square feet in area, the total combined footprints of all principal and accessory structures shall not exceed 15 percent of the gross lot area. (2) On lots of less than 10,000 square feet in area, the total combined footprints of all principal and accessory structures shall not exceed 1,500 square feet. (b) Calculation of massing. The following shall be included in the calculation of the total combined footprints by structures: (1) All roofed structures more than six feet above grade level. (2) Tennis courts, patios, decks, and all similar open structures when partially or fully enclosed by fences, railings or walls which extend more than six feet above grade level (if any portion of such structures extends more than six feet above grade level, the entire structure shall co�mt toward lot coverage).