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16-3847 Page 6 Shadywood Villas July 18, 2016 Lot Coverage vs. Floor Area Ratio (FAR). Zoning Code Section 78-1403 establishes the 15% Lot Coverage limit for lots less than 2 acres in area 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.f. lot is allowed 7,000 s.f. of total floor space. The proposed single level homes in a 37' x 70 footprint (2500 sq ft) on the proposed lots would yield a range of FAR from .04 (lot 6) to 0.32 (lot 4), all meeting the 0.50 FAR limit. Hardcover. By virtue of the RPUD zoning, per 78-1701(4)(a) the property is assigned to Hardcover Protection Tier 4, which allows up to 50% hardcover of the gross lot area. Only the smallest of the proposed lots would appear to approach that limit. Site Grading The development area is generally flat, with highest elevations in the northeast corner, and lowest at the wetland along Kelly Avenue. The majority of the development is proposed to occur on the eastern side of the property. Homes are proposed to be walkouts; excavation and filling will be necessary. The City Engineer's review will need to include grading impacts to adjacent properties, and trees to be preserved. Road Layout and Standards The internal road serving the development is proposed to be public. This is in line with the provisions of the CMP Transportation Plan in Urban Transportation Policies, which states: 1. Local streets in the urban area will be owned and maintained by the City. Because the land use and street use density of the urban neighborhoods is relatively high, the City will provide public street access to all urban properties. City responsibility for proper maintenance levels will ensure passable, all-weather streets available at all times for emergency vehicles and for general public ingress and egress. The proposed road is approximately 220 feet long, terminating in a cul de sac. The County will need to approve the location of the drive, though preliminary discussions with the County support the proposed location. The preliminary plat has been forwarded to the Fire Chief for comment with regard to access for fire department vehicles, the cul de sac diameter is consistent with city ordinances. The proposed road is 28' in paved width (back -of -curb to back -of -curb) located within a 50' platted corridor, meeting the City's standard for a public road system [Code Section 82-281(d)(2)]. The developer will pay all costs of road construction and utility installation/ connection. County Road Improvements and/or Easements The county has provided comments, included as Exhibit N. No turns lanes are required nor proposed. Based on the number of lots, staff does not believe a traffic study is necessary, thought the Planning Commission and Council could require one. The County requests additional right of way for a future trail and Shadywood road improvements. This additional right of way will impact the configuration of the project. Lastly, the County desires verification of adequate site distance to the left.