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Klosner-Goertz, Case No. 2497 Page 2 3. DEVELOPMENT ANALYSIS Planninq Considerations The Goertz project is much less dense than the previous townhouse proposal, and less dense than what the Comprehensive Plan designates for Medium Density Residential on this property. The project consists of two rows of duplex units off of a single east-west street, Emerald Drive, which accesses Larpenteur Avenue at Grotto Street. Emerald Drive ends in a cul-de-sac at the east property line. If the property to the east is ever redeveloped, the street could be continued to st. Albans Street. The cul-de-sac is approximately 630' in length, longer than the 500' maximum in the city Subdivision Regulations. Cul-de-sacs this long have been approved where there is a possibility that the street will eventually be continued through. The units are placed for the most part on 37'-wide lots, 'or 74' for the entire duplex structure. Comprehensive Plan & Zoning Code References The property is guided HR Medium Density Residential and zoned R-l. The Comprehensive Plan considers medium density as up to 10 units per acre. The Goertz project is less than 4 u/a gross, and less than 6 u/a net. The project consists of duplexes, and the most appropriate analysis of the PUD is to compare it to the standards of the R-2 (duplex) zoning district. standard R-2 District Lot area/unit 5,500 sq ft Lot width 85' Lot depth 110' side Setbacks: Front 30' Side 10' Rear 30' Landscapina Goertz PUD 4,662 sq ft (smallest) 6,337 sq ft (average) 74' typical 126' min./200'+ north 20' Emerald Drive 27' Larpenteur Ave. 7' (14' between units) 100'+ (to Pond) The landscape plan illustrates planting on the Larpenteur Avenue frontage, the Emerald Drive boulevard, and at each unit entry. The plan for the Larpenteur Avenue berm is adequate, but the detailed