10-16-2003 Planning Commission Meeting

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must be increased in accordance with Section 150.050 of this Ordinance for developments with density increases. Since this request is done through a conditional use permit, the CUP criteria must also be satisfied. To approve a CUP, the Planning Commission is directed to evaluate the effect of the proposed use upon: 1. The maintenance of the public health, safety and welfare. 2. The location of the site with respect to existing and proposed access roads. 3. Its compatibility with adjacent land uses. 4. Its compatibility with the intent of the zoning district in which such use is proposed. 5. Its compatibility with the objectives of the Ordinance and its consistency with the Comprehensive Plan. Staff Findings: As with the last development on this property, density is the central issue. If the commercial floor area ratio (FAR) is used, assuming an average unit area of 1,500 square feet and using the standards for second tier development (FAR of 0.075), the parcel could support 5,031 square feet of building(1.54 acres x 0.075 =8,494 s.f.). Using 1,500 square feet per unit,the parcel could support 3.3 units. If the residential density method is used, the total parcel area of 1.54 acres would support a density of 1.5 units(minimum lot size of 1 acre in the commercial zone). With the maximum increase in density allowed by Ordinance of 50%, the allowable density would be between 2.3 units and 5.0 units. We have reviewed the application and propose the following findings of fact for you to consider: 1. The application is not within a shoreland district. 2. The minimum lot size in the Commercial Zone is 1 acre(43,560 s.f). The proposed lots in this subdivision are less than 8,000 s.f. each. 3. Using a commercial floor area ratio calculation, a base density of 3.3 units would be allowed. 4. The Ordinance requires that 50%of the PUD be reserved in open space. The applicant's proposal contains no open space. 5. There is no erosion control or stormwater management plan included with the application. 6. Although the units are"clustered", the proposed layout does not seem to meet the intent of"Centralization of Design Facilities," which requires structures to be clustered into one or more groups. 7. All of the units are proposed to be connected to the municipal sanitary sewer and water systems. 8. The site is accessible and is bordered by improved public streets. 9. The concept of a townhome is consistent with the uses allowed in the Commercial Zone, although it is not the highest and best use of property that CITY OF PEQUOT LAKES PAGE 8 OCTOBER 2003 STAFF REPORT