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Integra Homes PUD Report July 6, 2005 Page 2 General Concept Plan Review: The Planning Commission has been provided with a site plan date-stamped April 13, 2005 for the proposed expansion. The applicant has also provided a colored rendering of the site. The total area of the proposed PUD is 3.01 acres, which satisfies the 3-acre minimum requirement for residential PUD. The site includes the property at 2901 and 2925 County Road 10 and the rear yard area of 8060 Groveland Road, which is being divided through a minor subdivision. In order to approve the PUD request, the Commission must review two criteria. The first is that the request be consistent with the Comprehensive Plan. The second consideration is whether the proposal would be detrimental to the neighborhood or adversely impact the adjoining properties. Regarding the first criteria, the proposed development contains the residential aspect of the mixed use, but does not have a commercial component. That fact alone does not invalidate the request, however the City will need to determine if the proposal meets the “intent” of the Comprehensive Plan and if the remaining area could be developed to achieve the desired mix. Concerning the second of the criteria, that the development not be detrimental to the surrounding neighborhood, it would seem evident that any development on the site would impact the neighborhood, be it residential or commercial. The proposal does alter the nature of the area and creates privacy issues for the residents that will be adjacent to the project area. The City needs to determine if the proposed development makes sense and “fits” into the surrounding neighborhood. Development Issues: Density: The applicant is proposing twenty-one (21) units on 3.01 acres. Section 1104.02 of the Zoning Code requires 6,500 square feet per unit for townhouses. 3.01 acres equates to 131,116 square feet, which would allow for 20 units. Section 1120.03 of the Zoning Code allows a 10% density bonus for Residential PUDs, which would mean that this site could potentially support up to twenty-two units. Staff feels that 21 units is too intense a development for this neighborhood. Parking: The Zoning Code requires two covered and one uncovered stalls per dwelling unit townhomes. The proposal satisfies this requirement by providing two garage stalls and two driveway stalls per unit. Because the roadways are only twenty-five feet wide, they will need to be posted as “No Parking” and no visitor parking is shown on the site plan. While not a Code requirement, Staff would recommend that an area be designated for visitor parking. Access and Circulation: The proposed site plan indicates one access point on County Road 10. The proposed development would have private streets with a width of twenty-five feet, which is the minimum width requirement for private streets within a PUD. The site plan shows a roundabout near the center of the site, with a street continuing north and a street continuing to the east. The streets are adequately sized for emergency vehicles to navigate.