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The land use is a mix of single family detached and single story <br />attached townhouses in clusters of two to three. The project is <br />designed as a loop road with the single family homes along the <br />east portion and the townhomes along the west. Overall density <br />is approximately 2.0 units per acre. The project is designed to <br />maximize advantages of terrain and vegetation and keeps the <br />projected density at low levels, even for strictly single family <br />subdivisions. The PUD allows the clustering of structures which <br />reduces the impact of grading and road construction. We believe <br />the concept to be in keeping with the low density residential <br />direction of the Comprehensive Plan. <br />In order to proceed to Preliminary Plat and Development Stage of <br />the PUD, much greater detail will be necessary. A list of <br />submissions is included below to guide the developer in <br />preparation for that stage. In addition, an application for <br />rezoning to R -2, Medium Density Residential will be required. <br />o Preliminary Grading and Drainage Plan <br />o Preliminary Utilities Plan <br />o Preliminary Street Grades <br />o Lot Sizes Including Area and Perimeter Dimensions <br />o Master Site Plan Delineating Building Sites, Driveway and <br />Parking for Townhome Units <br />o Phasing Plan (if any) <br />o Preliminary Landscape and Fencing Plan <br />RECOMMENDATION <br />The introduction of two and three unit residential structures, in <br />combination with oversized single family lots, appears to be a <br />solution to concerns over tree loss and excessive grading, in <br />addition to keeping densities to those of typical single family <br />areas. We would recommend approval of the concept PUD and the <br />subdivision sketch plan with the following conditions: <br />1. Submission of the documents listed above for Development <br />Stage PUD and Preliminary Plat. <br />2. Concurrent application for rezoning is made to R -2. <br />3. Conformance to other regulations of the Little Canada Zoning <br />and Subdivision Ordinances. <br />4. Comments of other City Staff. <br />cc: Joel Hanson <br />Kathy Glanzer <br />John Palacio <br />Don Carley <br />Tom Sweeney <br />Gordie Howe <br />Ed Grieman <br />2 <br />Page 31 <br />