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16-3807 <br /> February 11,2016 <br /> Page 8 <br /> On Plan Sheet 3 of 15, the table on the right shows gross lot areas ranging from 7,484 s.f. to <br /> 65,893 s.f. The smallest lot, Lot 6, Block 4 would be allowed a total square footage of 3,742 s.f. <br /> The largest lot (Lot 8, Block 4, which includes a large area of wetland) would be allowed nearly <br /> 33,000 s.f. by FAR but is severely limited by wetland setbacks. <br /> The developer should be advised of the FAR requirement and address whether it poses any <br /> concerns. <br /> Hardcover. By virtue of the RPUD zoning, per 78-1701(4)(a) the property is assigned to <br /> Hardcover Protection Tier 4, which allows up to 50% hardcover of the gross lot area. Only the <br /> smallest of the proposed lots would appear to approach that limit. <br /> Site Grading <br /> The property is very flat, with elevations generally between 1023' and 1026', slightly lower at <br /> the wetland, slightly higher near the southeast corner. In order to prepare homesites for the <br /> proposed range of walkouts, lookouts, or full basements, a significant amount of excavation and <br /> filling will be necessary, including soil replacement for stability as well as adding significant <br /> amounts of fill to ensure adequate site drainage and elevate homes above the high seasonal water <br /> table. A majority of the site outside of the wetlands and buffers will be filled to approximately <br /> elevation 1030'. Applicants' narrative indicates an earthwork estimate has not been completed <br /> but there is an expectation that fill importation will be required. The City Engineer's review <br /> comments are attached as Exhibit E. Staff would also note that individual driveways for <br /> approximately half of the lots will be in the range of 9-10% slope from the garage to the street. <br /> While the City does not have a driveway slope limit, these would be near the top of the range <br /> which many homeowners would see as acceptable. <br /> Road Layout and Standards <br /> The internal road system serving the development is proposed to be public. This is in line with <br /> the provisions of the CMP Transportation Plan in Urban Transportation Policies,which states: <br /> 1. Local streets in the urban area will be owned and maintained by the City. Because the <br /> land use and street use density of the urban neighborhoods is relatively high, the City <br /> will provide public street access to all urban properties. City responsibility for proper <br /> maintenance levels will ensure passable, all-weather streets available at all times for <br /> emergency vehicles and for general public ingress and egress. <br /> Due to the number of units to be served both initially and potentially in the future, and given the <br /> density of the proposed development, the internal road system is intended to be public and has <br /> been designed to public road standards. <br /> The proposed road layout consists of a horse-shoe configuration with two access points onto Old <br /> Crystal Bay Road, each located directly across from the existing road/driveway accesses of the <br /> Orono Industrial Park. The two westerly ends terminate at the boundary with the Dumas <br /> property, the intention being to provide access for the future development of the Dumas property. <br /> Temporary cul-de-sacs will be constructed which can be removed at such future time the roads <br /> are extended. It has long been City policy to establish corridors for possible future development <br /> of "through roads" and access to adjacent developable property where that ability exists. To <br /> avoid future neighborhood confusion, staff recommends that the actual road construction extend <br /> past the temporary cul-de-sacs to the west property boundary and that barriers and signage be <br />