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2.13 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 Courte South values, adjoining 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 the meeting area 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. (The applicant may wish to explain in detail his perceptions of the issues.) 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 allows for parking on one side, if driveways do not interfere. Staff is investigating the possibility of shared driveways and a planting and snow storage island within the cul-de- sac. 3.4 The proposed grading and drainage plan must be reviewed and approved by the Roseville Engineering Department to ensure consistency with the Grass Lake and Roseville storm water management plans prior to final Council approval. A utility and drainage easement is required around the periphery and must ten-feet in width (where no matching easement is available). The developer will also need to work with the Public Works Department to determine the final use for the existing utility stubs that lie along the west of the parcel. Public Works will also check for outstanding assessments and how they will be split among the proposed eight lots. 3.5 Prior to final Council approval of a PUD, a tree preservation plan must be developed with the assistance of the City to preserve those trees deemed appropriate adjacent to the proposed street right-of-way and adjacent the periphery (north, east and west) of the parcel. 3.6 The proposed PUD must include a landscape plan that includes street trees, and other landscaping that augments existing vegetation on the parcel. The plan must be reviewed and approved by the City's landscape architect. 3.7 Park dedication for the eight-lot development is required and must be in the form of a cash payment in lieu of land dedication amounting to $500.00 per lot or $4,000.00. According to the City Park System Plan no further land is required in this area. The contribution will be added to the park redevelopment fund for the benefit of all city users. PF3357 - RPCA PUD Concept 010202 Page 3