2003-134 Council Resolution - Laserfiche WebLink

Home Search

• • • Ravens Hollow page 6 4. A creative use of land and related physical development which allows a phased and orderly transition of varying land uses in close proximity to each other. 5. An efficient use of land resulting in smaller networks of utilities and streets thereby lowering development costs and public investments. 6. Promotion of a desirable and creative environment that might be prevented through the strict application of City zoning and subdivision regulations. The primary purpose of using a PUD for Ravens Hollow is to allow the project to comply with the comprehensive plan (#1). As noted above, the land use category boundaries don't follow the project boundaries, so the densities have been averaged across the entire plat. In order to do so, the plat involves incorporating different housing styles in a creative design (#2, #4, #6). Design elements that deviate from strict zoning provisions related to setbacks, heights, lot area and dimensions, etc., should be examined in light of the intentions of a PUD. Unit types: The project includes two different housing types. There are 26 standard single family lots and 30 single family detached townhome lots. The location of the varied housing types creates a transition in land use intensities. The standard lots in the northern part of the site coincide with the existing Fox Trace neighborhood. In fact, the Ravens Hollow lots are larger. The single family, zero lot line townhomes in the southern area consistent with the medium density required by the comprehensive plan and provide a transition from the future commercial uses to the south. This transition is consistent with the land use directives of the comprehensive plan and is a positive aspect of the project design. Lots: The standard lots on the north half of the plat are consistent with the R-1 dimension and area standards. Several are larger than the minimum area. Several lots in Block 1 were smaller than the minimum upland area on an earlier plat. This has been corrected by redesigning the pond/wetland covering those lots. All now meet the minimum requirements. The zoning ordinance has no requirements for detached, single family, zero lot line lots. This housing type offers the ability to meet the density requirements of the comprehensive plan and still have a single family residential character in the new neighborhood. The proposed design of these lots is acceptable. Streets: The site is between Hodgson Road, a minor arterial, and Ware Rd., a collector road. It is important to limit the number of accesses to both these streets. Numerous, oddly spaced roads access Ware Rd. in the near vicinity, creating "T" intersections: 62nd St. from the east, Linda Ave. from the west, and Coyote Trail from the east. Linda Ave. forms a full intersection with Hodgson Rd. just north of the site. Rohavic Lane forms a "T" with Hodgson just south of the site.