01/12/1994 P&Z Packet - Laserfiche WebLink

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2. Residential Densities. Development in the subject area is characterized by unsewered residential subdivisions within 24 acre lots. While the Behms development proposes urban size lots (10,800 square feet), the property's containment of numerous wetlands significantly reduces the overall development density. In large part, such environmental features have established parameters both for the subdivision's density and physical design. In response to such features, dwelling unit clusters are separated and dispersed throughout the subject property. Also to be noted is the City's requirement that minimum lot areas exclude wetlands. In this regard, the density proposed (1.62 DU/AC) may be lessened further. The issue of urban versus rural density is a matter frequently deliberated by City Officials. In this regard, the City may wish to consider established precedent in earlier dealings of a similar nature. The subdivision under consideration exhibits a low residential density with dwelling units dispersed throughout the 94.5 acre site. The site's natural features (i.e., vegetation, wetlands) have prompted the use of cul-de-sacs within the subdivision design. The use of such cul-de-sacs should minimize any possible adverse impacts upon area property owners. 3. Phasing Plan. As shown on Exhibit H, the proposed subdivision is to be developed in six phases. The phased development approach will effectively reduce the subdivision's short term development density and will allow the developer to respond to area market demands. The Planning Commission must evaluate the density impact where smaller lots abut the larger lots and the density impact on streets in the area. 4. Existing R-1 Zoning District. A portion of the subject site (southeastern area) currently holds an R-1, Single Family Residential Zoning Designation. The R-1 zoning provides for sewered, urban sized (10,800 square feet) residential lots. Public Services. To accommodate the proposed development, public sewer service will be necessary. As part of the City's consideration of the proposed development, the following utility service related items should be considered: 1. Septic System Failures. As noted previously, sewage treatment system failures have been documented in the area. Such facilities raise genuine public health concerns in regard to potential ground water pollution. While such systems likely require replacement, associated costs may make such action difficult. The ultimate solution to failing systems may be 5