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2.9 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 20 feet. 2.10 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 50 to 80 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. 2.11 Utility services - city water, sanitary sewer, and storm sewer have the required capacity in this area to serve the proposed eight lots. 2.12 The attached proposal illustrates the proposed street with cul-de-sac, house pads with structure footprint and driveways, and the common area. 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 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 The land use - seven, 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. 3.2 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. 3.3 The final 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 10-foot wide utility and drainage easement must be provided around the periphery of Lot 8 (outlot/common area) and five-foot wide utility and drainage easements adjacent all other lot lines. The developer must also work with the Public Works Department to determine the final use for the existing utility stubs that lie along the west side of the parcel. PF3357 ReA Final Development Plan 030402 Page 3