09/11/2024 PZ Combined Packet - Laserfiche WebLink

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Natures Refuge North Concept Plan Submittal Page 3 **This was previously requested with the original concept plan. The Homeowners Association (HOA) establishes rules and regulations prohibiting the use of garages solely for storage and requires parking of at least one automobile in the garage and that trailers and other recreational equipment be kept in garages when not in use. Additionally, many of our villa plans have storage in the attics above the garages for additional storage. ***Our homes provide enhanced architectural features that allow for visual interest throughout the community, and we offer a wide variety of materials and colors to break up the façade. Further, this is an extension of the existing Natures Refuge, and we want to create a cohesive neighborhood. Most of our plans are not garage forward, and the garage protrudes less than six feet beyond the front façade. The Watermark development was granted similar flexibility with their garages. ****We are requesting this because we have anti-monotony standards that ensure a wide variety of elevations that result in pleasing streetscapes. The garage doors will be decorative and have a strip of windows. *****We will provide at least 15 feet between homes. The City currently allows a five-foot setback for garages, so this is consistent with R-2 zoning. DENSITY The total site area is 59.30 acres with 5.63 acres of wetlands and 4.83 acres of wetland buffers. The planned density for this area is 1.6-3 units per acre. Netting out wetlands and wetland buffers, we are proposing a density of 1.88 units per acre, well below the maximum-allowed density. PUD flexibility and the R-2 zoning lot standards are necessary to meet the minimum density allowed in the City’s Comprehensive Plan and to minimize tree removal. It is not possible to meet the minimum density with 80-foot lots given the wetlands and their required buffers, as well as the gas line easement. With this site plan, 80-foot lots would yield 67 lots as shown in the Yield Plan Density Exhibit, which would result in a density of 1.37 units per acre, which is well below the minimum density planned for this area. Furthermore, these lots would result in greater tree removal. CHANGES SINCE PREVIOUSLY SUBMITTED CONCEPT PLAN The following changes were made from the previously submitted site plan: •The number of lots has been reduced from 108 to 92. •The buffer from Arena Acres has been significantly increased from 50 feet to over 160 feet at its narrowest, increasing to almost 400 feet to the north of Street C. •Open space was increased from just under 30 acres to over 34 acres (increasing from approximately 50% to approximately 57% of the total area of the site). •There are significantly less trees being removed. The previous layout required removal of 4,702 trees, and this revised layout has reduced that number by approximately 1,400 trees down to 3,309. TREE PRESERVATION AND OPEN SPACE As mentioned above, we have designed our neighborhood plan to conserve as many trees as possible. Of the 6,494 trees on the site, we are saving 3,185 trees: almost 50%. We are proposing to preserve these trees in permanent open space to be dedicated to the City for public park, or as open space to be owned by the HOA. Given the extensive dedication of open space/park for permanent tree preservation, we are requesting that the City accept the land dedication and tree preservations areas in lieu of paying tree restitution. As part of this request, M/I Homes will agree to plant three trees per home for a total tree replacement of 276 trees.