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4.0 REVIEW of REQUEST: 4.1 The current zoning of the three parcels is R-l, Single Family Residence District, which, as a component of the planned unit development, will be changed and an underlying zoning ofR-2 Two Family Residence District established. The R-2 District allows for up to 4 units per acre as does the Comprehensive Plan designation for this neighborhood area, Low Density Residential, "LDR". The proposed 24 unit townhome development would be 3.48 units per gross acre. Given the current R-l zoning, the three existing parcels could be combined and platted into 15 to 19 detached single family lots, with no architectural controls and no common area. 4.2 The proposed use as townhomes is consistent with both the Comprehensive Plan and the proposed R-2 Zoning Code designation. The applicant estimates the value of the units (land, building, improvements) at more than $450,000 per unit, with annual property taxes exceeding $4,000. 4.3 The Stone crest PUD proposed to create a loop roadway connecting to County Road B. The roadway would be 26 feet wide within a 50 foot wide right-of-way and offering designated on-street parking areas 4.4 There are drainage problems in the neighborhood that can be eliminated or reduced by the development. Consequently, the Stone crest development will require extensive grading. The existing parcel drains to the north, northwest and south. Drainage for the parcel upon development is proposed to match existing contours along the periphery, except on the western edge adjacent to the proposed storm water management pond. The grading/drainage plan for this development will require the approval of the Rice Creek Watershed and the Roseville Engineering Department. Based on the proposed grading plan there will be 19 lookout townhome units and 5 walkout townhome units. 4.5 City sanitary sewer and water mains will be extended from County Road B within the proposed looped roadway, with individual service connections to each residential lot. 4.6 Masterpiece Homes proposes varying setbacks for the structures in the Stone crest development. The proposed setbacks are the distance separation of a principal structure (including an attached garage) to the street right of way line or an adjacent property line. Setbacks are as follows: Front Yard (to loop road) · Units 1 - 6 (Block 1): setback of20 feet. · Unit 7 (Block 1): setback of22 feet. · Unit 8 (Block 1): setback of 26 feet. · Unit 9 (Block 1): setback of 42 feet · Unit 10 - 14 (Block 1): setback of 40 feet. · Unit 15 - 18 (Block 1): setback of 10 feet. . Units 1 & 2 (Block 2): setback of 16 feet west; 17 feet east; 30 feet to County Road B. · Units 3 & 4 (Block 2): 8 feet west (deck/patio) and 15 feet east. · Units 5 & 6 (block 2): 17 feet east/west and 22 feet north. PF3357 - RCA PUD Concept 081902 Page 2