DCPREZ-0000-06637 - Laserfiche WebLink

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COMPOSITE REPORT - Page 2 Application No. 6637 Dc%i-oP Nt STAFF COMMENTS BACKGROUND A. The applicant is requesting R-4 zoning to develop the subject property with multiple family residential condominiums. The applicant indicates that buildings would be of a side-by-side, two story townhouse design. Eight or nine buildings are planned, containing roughly 30 units. Each unit would likely have a two car garage. Development would proceed in two or three phases, with the first phase likely starting near Lake Kegonsa. A detailed site plan has not been submitted. B. The subject property is on the northeast side of Lake Kegonsa within the Lake Kegonsa Limited Service Area(public sewer only). It is actually five separate parcels separated by Sunnyside Street, Fairview Street, and the unimproved Sunnyside Terrace. Parcels north of Sunnyside Terrace are vacant, while parcels to the south are mainly developed with small cottages and the Sunnyside Resort restaurant. The project would require demolition of the restaurant and cottages. II. ANALYSIS A. Lake Kegonsa is south of the subject property. The County's shoreland regulations require a 75 foot building setback from its ordinary high water mark. The Door Creek Wetlands, located just northwest of the property, are an adopted Resource Area. Environmental Health staff have no objections to the rezoning. B. The subject property is within a linear neighborhood of roughly 100 single family homes, including both older cabins and newer homes. The existing development density is about 6 units per acre. The proposed condominium development would have a density of 9 units per acre. Two of the buildings in the development could contain up to eight units each. In addition to its potential environmental and visual impact, such a development could generate roughly 225 vehicle trips per day. The County Highway Department has no comments on the proposed rezoning. C. The proposed use is consistent with R-4 zoning. If the property is rezoned to R-4, up to 60 units would be permitted on the subject property by right. The zoning ordinance requires that two off-street parking spaces be provided per unit. D. RPC staff have reviewed the proposed development against the Town of Pleasant Springs Land Use Plan(see attached comments). RPC staff indicate that the proposal raises significant issues in relation to the following policies for the limited service area: • To limit additional development to a scale and density which will not lead to further deterioration of lake water quality. • To discourage additional urban growth to avoid the need and cost of additional public services, and the deteriorating effect of urban runoff on lake water quality. E. Multiple family uses are significantly more intense and urban in character than the existing single family homes and cabins in the neighborhood. RPC staff suggest a