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Total 86,205 sq. ft 22,855.2 sq. ft. (includes driveways) 26.5% Road ROW 12,010 sq. ft. 7,320 sq. ft. (includes street & aprons) 61% Total 98,215 sq. ft. 35,443.2 sq. ft. 36% 2.10 The Roseville City Code, under a standard subdivision development and requirements for standard new single-family detached units, allows principal structures to have a 20 feet separation. The proposed PUD has a minimum structure separation of 26.7 feet. 2.11 Traffic generation (Source: Institute of Traffic Engineers Traffic Generation Manual) is estimated to be from 7 to 11 vehicles per housing unit or a total of 60 to 90 trips which will enter or leave the cul-de-sac to lona Lane during a given 24 hour day. The peak PM hour should range from 8 to 12 vehicle trips. This includes vehicles such as the mail truck and garbage pick-up. lona Lane is not at traffic capacity for a residential street and can easily absorb the added trips, some of which are already on the street. 2.12 Utility services - city water, sanitary sewer, and storm sewer have the required capacity in this area to serve the proposed eight lots. 2.13 The attached proposal illustrates the proposed street with cul-de-sac, house pads with structure footprint and driveways, and the common area. 2.14 The County Assessor's market valuation of housing (not sales value which may be up to 20% more) in the neighborhood (27 homes) ranges from $102,100 to $186,700. The higher values were to the east and southeast. Hills Court South values, adjoining the proposal to the northwest, range from $357,000 to $465,600 because of newer age and larger size. 3.0 STAFF COMMENTS and FINDINGS: 3.1 On December 20, 2001, Stoney River Development held a neighborhood meeting to discuss the proposed eight lot planned unit development. At this meeting residents presented similar questions to those voiced at the Planning Commission meeting of December 12,2001 regarding tree preservation, parcel grading/drainage, and house size/style. 3.2 The land use eight, single family detached, owner occupied housing units is consistent with the Comprehensive Plan designation for the area and is consistent with the Zoning Code density of 4 units per acre. There appears to be a need for this type of low maintenance, smaller housing unit, which is more consistent with the rambler architecture of the surrounding lots. 3.3 The proposed street design dedicating 50-feet of right-of-way for a roadway and 100 feet of right-of-way for a cul-de-sac (turn-around), and developing a 28-foot wide street with an 80-foot wide cul-de-sac is consistent with the City Code. A 28-foot wide pavement PF3357 - RCA PUD Concept 012802 Page 3