12-19-2002 Planning Commission Meeting

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STAFF REPORT Application: Conditional Use Permit for a Planned Unit Development (continuation) Applicant: Carl and Colleen Smith Background Information: The City Council approved the modification to the Ordinance that allows residential PUD's in the Commercial Zone. The Commission can therefore proceed knowing that the proposed use is allowable within the zone. In October the applicant had submitted a site-sketch. At that time, the applicant was seeking permission to construct twelve units,ten of which would be duplexes in addition to two single-family homes. Discussion amongst the Planning Commission dealt with density and what the appropriate number of units would be. The applicant returned at the last meeting with a plan that contained eleven units. This concept failed to gain the support of a majority of the Commission. We have received no new information from the applicant, although we have had indications that the applicant may be preparing a new submittal with eight units. Applicable Statutes: Please refer to the November Staff Report for a detailed discussion of the many requirements for a Planned Unit Development (PUD). Staff Findings: The first thing that must be determined is the allowable density. There was considerable discussion on this last month, but no consensus was ever reached. 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 6,275 square feet of building (83,672 s.f. x 0.075 =6,275 s.f.). Using 1,500 square feet per unit,the parcel could support 4.2 units. (Note: This differs from the evaluation done last month because the areas provided on the preliminary plat are more accurate and show less area than what was shone on the initial sketch). If the residential density method is used, the total parcel area of 2.6 acres would support a density of 2.6 units (minimum lot size of 1 acre in the commercial zone). With the maximum density increase of 50%, the allowable density would be between 2.6 units and 6.3 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.£). The proposed lots in this subdivision range from 5,090 s.f. to 8,960 s.f.