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Saddle Club <br />November 8, 2000 <br />page 2 <br />Even if it the entire site can be developed, the City likely will require a phasing plan for <br />the site. This would describe how many lots could be developed the first year, with <br />remaining lots developed in a following year. This would be mandated with conditions <br />of approval and the development agreement, and controlled with building permits. <br />Planned Development <br />The developer is proposing a planned development overlay to accommodate several <br />design features that would not be allowed under standard zoning. Standard zoning does <br />place restrictions on land that can prevent desirable design elements from being included. <br />From the City's perspective, we need to examine the proposed variations from standard <br />zoning to determine if they result in a net gain. This examination should include <br />environmental impacts. The goal of our conservation subdivision program is to minimize <br />negative impacts on the environment. This should not decrease the developer's ability to <br />have a financially successful project. If it does, the incentive to preserve natural features <br />is reduced. <br />Lot Sizes <br />The concept plan design includes 64 lots with most having a 55' width and 130' depth. <br />This is smaller than the typical R -1 zone requirement of 80 ` and 135'., The proposal <br />would be a planned development, which would require a planned development overlay <br />approval. <br />Standard R -1 zoning would allow approximately 50 lots. If the City is to allow a higher <br />density, there should be clear benefits that can not be had with standard zoning. <br />Transportation <br />Old Birch St. provides the only existing access to the site, although the access is a <br />driveway easement. The property doesn't touch Old Birch St. New road access will <br />require additional land from neighboring property. <br />One access off Old Birch for as many lots as this site will include is undesirable. This is <br />not only a safety issue but a wider circulation issue. To create a connection, the <br />developer is investigating acquiring additional land on the east side of the site. As <br />shown, this provides an access to Kildeer Drive. <br />With a planned development, narrower pavement is possible. We also will examine the <br />possibility of narrowing the pavement on cul de sac roads to reduce impervious surface. <br />• <br />• <br />• <br />