Hearings Official Decision - Laserfiche WebLink

total of 34-38 dwelling units (including existing units), resulting in a net density of 2.6 - 2.9 units per acre. Although the standards in Table 9.2750 allow for a maximum of 14 units per acre in the R-1 zone because of the property's location, it is subject to the South Hills Study limitation, which restricts the subject property to a gross density of 5 units per (gross) acre. The proposed net density of 2.6 to 2.9 units per acre is well within the established maximum of 5 units per acre. As discussed further above in relation to findings of compliance with the South Hills Study density requirements, the Response Committee disputes the applicant's (and city's) calculation of density. They argue that the proposed common open space area (Tract A) and the private preservation areas designated on several of the proposed lots should be excluded from the density calculation. They also argue that one of the existing developed lots be excluded from the calculations. However, as stated above, in determining the density, the city must consider the entire property - including that portion the applicant proposes to preserve in order to minimize impacts and otherwise address all applicable approval criteria. The common and private preservation areas are part of the proposed PUD and appropriately considered in determining net density. And all lots, whether or not visible from other parts of the PUD, not only may, but must be considered in the density calculations. Table 9.2750 limits the maximum lot coverage for all lots to 50%. As the applicant acknowledges, for purposes of this calculation, lot coverage includes only the non-preservation areas of each lot. Accordingly, in accordance with Table 9.2750, for those lots that include preservation areas, that square footage of the preservation area must be excluded in the calculation of lot coverage. For Lots 16 and 17 the applicant requests the option to construct one to three units on each lot as attached single-family units. The applicant requests flexibility for these two lots with an increase in the maximum lot coverage to 65% in the event more than one single-family unit is built on either lot. The applicant points out that Table 9.2750 allows for a 25% increase for lot coverage for row houses. By allowing an increase in the lot coverage, the ability to develop the property is enhanced, providing greater diversity of housing units and maximizing infill opportunities. In accordance with Table 9.2750, that flexibility is permitted, and shall be reflected as a condition of approval on the final plans as follows: The following note shall be included on the final plans: For lots 16 and 17, each lot shall have the option of constructing up to three attached single-family structures. If only one single-family structure is proposed on either of those lots, that lot shall have a maximum lot coverage of 50% of the buildable portion of the lot. If two or three single-family structures are proposed, that lot shall have a maximum lot coverage of 65% of the buildable portion of the lot. The buildable portion of the lot shall be the area identified as outside any preservation area and shall not exceed 13,500 square feet, regardless of how many dwellings are developed on the lots. The Response Committee requests that this note be revised to add "as is the case with all other new single-family lots." This condition is specific to lots 16 and 17. Adding a generic phrase at the end of this note is not necessary and could lead to confusion. Hearings Official Decision (PDT 17-1) 61