Hearings Official Decision - Laserfiche WebLink

As explained in the Staff Report, the applicant indicates that 8 of the proposed 34 lots do not have front lot lines since they are accessed via private access easements across other parcels within the proposed PUD. Of the 26 remaining lots, 8 are solar lots (approximately 31%). Out of 34 lots, only 5 do not achieve the minimum 75 foot north-south width dimension, despite their orientation to the front lot line or lack of a front lot line. (3) Exceptions to the Solar Lot Requirements. A proposed subdivision shall be exempt from EC 9.2790(2) if either of the following exists: (a) Density. The proposed subdivision provides at least 70% of the maximum allowed density according to the zoning of the property. (b) Site Constraints. One of the following circumstances is present: 1. Compliance with applicable street standards or public street plans requires a street configuration that prevents the lots from being oriented for solar access. Capital Drive is an existing dedicated public right-of-way. Capital Drive follows the natural contours of the hillside topography with a number of curves and changes in direction. The street runs primarily north-south along the west side of the proposed PUD with one curved segment oriented within 30 degrees of true east-west. Due to the existing location of Capital Drive, only one of the ten lots that front the street meets the solar requirements. The applicant has proposed to locate Cupola Drive within an existing graded area that has been previously used for vehicular access the property. This location follows the existing contours of the area, which minimizes grading impacts to the site. Cupola Drive is also a curved roadway that creates a looped connection to Capital Drive, which prohibits most of the proposed lots from meeting the requirement for the front lot line to be within 30 degrees of true east west. Because both roadways are oriented to the topography of the site, with Capital Drive already in existence and Cupola Drive located to minimize grading activity, a majority of the proposed lots cannot meet the solar lot standards and therefore the development is exempt from the solar lot standards under (3)(b)(1). EC 9.8320(10): The PUD complies with all of the following (An approved adjustment to a standard pursuant to the provisions beginning at EC 9.8015 of this land use code constitutes compliance with the standard.): (a) EC 9.2000 through 9.3980 regarding lot dimensions and density requirements for the subject zone. Finding: The provisions of EC 9.2750, Residential Zone Development Standards, and EC 9.2760, Residential Zone Lot Standards, are applicable to the requested PUD based on the R-1 zoning of the subject property. The subject development site is 13.63 acres, with a net acreage of 13.1 acres that excludes the area of the proposed private street as required by EC 9.2751(1)(c)1. The applicant proposes a Hearings Official Decision (PDT 17-1) 60