12/08/2004 P&Z Packet - Laserfiche WebLink

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• • • Vaughan Addition page 2 The comprehensive plan guides the site for Low Density Sewered Residential land use. The site is within the stage 1 (pre -2010) growth area and within the existing MUSA boundary. Municipal water and sanitary sewer are stubbed to the site from the Birch Street right -of -way. The proposed design fits within the Low Density range of up to three units per acre. Growth Management: MUSA Reserve: The comprehensive plan and the growth management policy establish a specific number of MUSA acres for residential growth for stage one (prior to year 2010). The subject site is already within the current MUSA boundary. Growth Management, Units /Year: There are no lots available for 2004. As seen in the table at the end of this report, 165 lots have been approved for year 2005. No more than 11 more lots could be allowed for year 2005 to bring the total to 176, which includes the 20% discretionary flexibility. Fox Den Acres, a proposed preliminary plat for 56 lots, will be considered by the City Council on December 20, 2004. The second reading of an amendment to the growth management policy regarding Conservation Developments will be considered by the City Council on December 13, 2004. Fox Den Acres could possibly still take the last 11 discretionary lots and leave this project with no choice but to be platted in 2006. PRELIMINARY PLAT Lots: The proposed subdivision will consist of five lots, ranging in size from 11,654 square feet to 19,665 square feet. The minimum lot size in the R -1 (Single Family Residential) zoning district is 10,800 square feet of upland area. The upland lot area of all lots exceed 11,654 square feet and therefore conform to the ordinance. Access and Circulation: Access from Birch Street is proposed in the form of a cul- de -sac, with an offset bulb. Staff previously was concerned that this property and the property to the west would both be developed with separate street accesses to Birch Street. Staff met with the applicant to examine the possibility of providing some link to the property to the west to try and consolidate access for the two sites. Several layouts were considered, however after much discussion it was determined that one consolidated access would make for a less desirable subdivision layout. The factors that work against the joint access include the existing grade separation between the subject site and Birch Street, the number of preservation worthy trees on the site, the location of the existing house on the property to the west, and the depth of the subject site. Utilities: City water and sanitary sewer service will connect to existing facilities already on site. Both are adequate to serve the project. Grading and Stormwater Management: The city engineer has completed a thorough review of the submitted plans and his comments are attached. The applicant will be required to satisfy all of these comments prior to approval of any building permits for the