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2 <br /> <br />Our proposal still requires some minor fiexibilities. Most of these fiexibilities or exceptions <br />would not have been considered exceptions or fiexibilities in past Residential Estate <br />neighborhoods and were actually commonly found in Residential Estate developments. <br />They include ponding and wetlands within the lotted areas and use of rural roadway <br />sections. These items will be addressed is greater detail later in the narrative. <br />Proposal <br />1. Basic Facts <br />a. Acres <br />i. Gross Acres - 78 <br />ii. ROW – 5.12 Acres <br />iii. Lotted Area – 64 .3 Acres <br />iv. Ponding Outlots – 6.58 acres <br />b. 18 Lots (including one lot with existing homestead) <br />c. Gross Density - 0.25 units/acre <br />d. Average Density – 78/18 = 4.3 acres/unit (exceeds the 3.3 acres/unit required <br />by Residential Estate) <br /> <br />2. Comprehensive Plan <br />As mentioned in the background above the property we are developing is guided <br />Residential Single Family (RSF). This land use combination Rural Single Family and <br />Residential Estate land uses. We have been told that the City intended to create a <br />new zoning district to best flt this guiding but that never happened. We tried the OP- <br />PUD but could ultimately not get a community septic system approved so now we <br />are following the Residential Estate zoning which is at the lower end of the density <br />range allowed within RSF. The allowed density range within RSF is 0.1 to 2.0 units <br />per acre. Our proposal is 0.25 units per acre. <br /> <br />3. Zoning <br />We are using the city’s existing Residential Estate Zoning District. <br /> <br />4. Residential Estate Lot Standards <br />We are following all of the Residential Estate Zoning Standards. In the past I have <br />mentioned that many of the standards in the Residential Estate Zoning are not <br />friendly or practical standards. That said, we have nonetheless designed the <br />neighborhood to accommodate the standards as stated in the code. They include: