2005-001 Council Resolution - Laserfiche WebLink

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1 0 • 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: As seen in the table at the end of this report, 165 lots have been approved for year 2005. The recent ordinance amendment to the growth management policy has eliminated the City Council's ability to allow 20% more discretionary lots over the 147 -lot maximum per year in the future. However, as was discussed when this ordinance was adopted, the projects that were already in the approval process could still be considered for the remaining 11 discretionary lots for calendar year 2005. 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. This will actually eliminate a current access point from the property. Staff worked with the applicant to try and identify a layout that would allow the extension of a stub street for the property to the west, but after many attempts, it was determined that the site has too many factors working against an extension. These factors 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 site. The applicant has submitted an exhibit that clearly shows the proposed ponding will not occur within the required 50 -foot setback from the existing wells on the properties to the south.