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•Results of Applying and Not Applying Access Requirements Staff's reasoning that access rights to Sunset Pointe Lane for the O'Haire tract should be "deemed necessary" by the county is best illustrated by examining how the Sunset Pointe design affects the potential development of the O'Haire tract. Staff has produced three design scenarios for the future development of the O'Haire tract. These three design scenarios were prepared by the staff and are conceptual in nature to illustrate the effect of the decision to grant or deny access for the property to the north. These scenarios are depicted in attachments 4 through 6 of the staff report. Scenario 1 The first design scenario (attachment 4) depicts the potential design, if both tracts were to develop independently of each other, with a new access roadway required to service each tract. The new access roadway servicing the O'Haire tract could be "flip-flopped" so that the roadway is located on the north side of the tract. In either case, this design creates several negative impacts for the area. One major impact of this design is a second curb -cut on S.R. A -1-A, created by the new access road. This intersection creates another friction point along S.R. A -1-A. Furthermore, the access road for the northern property cannot meet the county's standard 330' separation distance from existing roads, and cannot align with roadways on .the east side of S.R. A -1-A. These poor design parameters would increase the potential for vehicular conflict along this portion of S.R. A -1-A. A second negative impact of this design would be either to create double frontage lots (lots with streets in front yard and back yard) or create a double roadway. Both of these results are undesirable. The new roadway would create additional, unnecessary new impervious area near the Indian River Lagoon. The extra pavement area would generate stormwater runoff which would need to be treated for pollutants prior to being discharged into the Indian River Lagoon. If the roadway is placed along the north property line, a double frontage lot situation would be created for the lots in the existing River Ridge Subdivision, as well as the lots in the O'Haire tract subdivision. The subdivision ordinance discourages the creation of double frontage lot situations because such layouts reduce the back yard privacy enjoyed by owners of lots in standard subdivision layouts. Finally, since the minimum right-of-way requirements are 50' and the parcel to the north is only 135' in width, independently developing the property to the north would greatly affect the buildable envelope of the lots. The lot depth would be reduced to 85' with 25' setbacks on the front and rear, leaving a 35' deep building envelope. This type of subdivision layout and house design isnot consistent with the -south beach area. Scenario 2 .-- This _ This scenario (attachment 5) was considered because of some conversations with the applicant's agent about exploring a 60' stub -out for the property to the north. This design option does result in the elimination of a curb -out on S.R. A -1-A, which is positive. However, the stub -out access design does have all of the other negative impacts that -a separate roadway creates: double roadway design, additional and unnecessary impervious surface near the Indian River Lagoon, a subdivision with shallow lots and a subdivision design which is not consistent with the south beach area. 55 J A N 121993 BOOK �� F,�cF 59