05-05-2004 - Laserfiche WebLink

Home Browse Search

CVS Report May 5, 2004 Page 2 unusable unless it is further subdivided and added to an existing lot. The current landowners have expressed a desire to leave the parcel natural to act as a buffer from the new development area, however there is a possibility that Lot 4 could be used in the future for additional ponding for the area. Lot 4 has a proposed area of 36,687 square feet. Staff recommends Lot 4 be renamed Outlot A. The Zoning Code requires that R-4, High Density Residential and R-3, Medium Density Residential lots have a minimum area of 11,000 square feet. Lot 4 (to be renamed Outlot A) will remain zoned R-3 and will have an area of 36,687 square feet, although the lot could decrease in size if the CVS pond needs to be expanded. Lots 1 and 2 will be zoned B-3, Highway Business. Code only requires that the lot size be sufficient for the building to meet the required setbacks. Lot 1 has an existing building that does not meet the side setback requirement of ten (10) feet on the east side. The proposed plat would add twenty-five (25) feet to the east side, thereby allowing the building to meet that setback requirement. The CVS Pharmacy is proposed for Lot 2. The building satisfies all setback requirements and therefore the lot meets the size requirement. As shown on the plat, Lot 3 (Silverview Terrace) would NOT meet the City’s minimum lot area requirements. The Zoning Code requires that there be 2,500 square feet of land for every dwelling unit on the lot. Silverview Terrace has 23 dwellings, thus the minimum area for the complex is 57,500 square feet. At 53,165 square feet, the lot would be 4,335 square feet below the minimum. To correct this deficiency, staff would recommend that the shared lot line between Lots 3 and 4 be shifted to the west by approximately 15 feet. Lot 4 will maintain the R-4 zoning designation. Plat Format. The preliminary plat itself is lacking in detail and will need to be further refined to reflect all of the data necessary for preliminary plat submissions. Further, the general notes indicated on the plat do not match up with the plat, as if the notes were left over form a previous plat design. The following is a list of revisions that will be necessary before action can occur on the preliminary plat: • Name of the Plat • Existing and Proposed Legal description of the properties • Existing and proposed lot dimensions • All existing lot lines need to be shown • Survey data, including measured distances and corner angles • Easement over pond area • Shift common lot line between Lots 3 and 4 to the west by approximately 15 feet Park Dedication Fees: Park dedication fees are applicable for this subdivision, in an amount equivalent to ten percent of the market value of the land being developed. Lot 2 of the plat, the CVS parcel, is the only Lot that would be more intensely developed than its current use. Therefore, Staff recommends that the park dedication fee be applied to the market value of proposed Lot 2 based on per square-foot land value of $8.05. Lot 2 has an area of 95,092 square feet thus has a value of $765,490. The park dedication fee for this development is $76,549 which amounts to 10% of the land value. The City Council however has the discretion to choose another method for determining the value of the property and may choose to exercise that right when they are reviewing the plat.