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Associate Planner Wald indicated City Code requires wetlands be delineated on all plats under <br />10 acres in size. Wetland delineation has been completed and needs to be verified by the Soil <br />and Water Conservation. She indicated Staff recommends approval of the sketch plan. <br /> <br />Vice Chairperson Johnson asked if Mr. Valerio had reviewed the Staff Review Letter. <br /> <br />Mr. Valerio stated he had, and his only concern is the Re-subdivision plan. He indicated he does <br />not understand what is needed. <br /> <br />Associate Planner Wald stated the City requires showing how the land could be re-subdivided in <br />the event city sewer and water become available. She indicated she would be happy to talk to the <br />surveyor. <br /> <br />Mr. Valerio stated it will cost him $2500 for this re-subdivision plan. <br /> <br />Motion by Commissioner Van Scoy, seconded by Commissioner Brauer to approve the sketch <br />plan of Valvista Estates contingent upon compliance with City Staff Review Letter dated October <br />31, 2003. <br /> <br />Motion carried. Voting Yes: Vice Chairperson Johnson, Commissioners Van Scoy, Brauer, <br />Jeffrey, and Watson. Voting No: None. Absent: Chairperson Nixt and Commissioner <br />Shepherd. <br /> <br />Case #10 <br /> <br />Request for Sketch Plan Review of Rivenwick Village; Case of Turtle Moon <br />Inc. and Ryland Homes <br /> <br />Associate Planner Wald advised Turtle Moon Inc. owns a 31.5 acre parcel zoned Mixed Use <br />Planned Unit Development. The property is generally located north of Riverdale Drive and south <br />of Highway 10. She indicated Dave Shulte, owner of Turtle Moon, has a purchase agreement <br />with Ryland Homes to develop 26.5 acres with townhomes. <br /> <br />Associate Planner Wald explained the intent of the Mixed Use Planned Unit Development <br />district is to provide a variety of housing styles and/or mixture of commercial and residential <br />development. The MU-PUD district states that at least 70% of the project area is to consist of <br />residential development, and the sketch plan is showing approximately 85% townhome coverage. <br />She stated Ryland Homes is proposing to construct three different styles of townhomes, however <br />Staff is recommending that the developer consider incorporating at least one additional style of <br />townhouse into the development. <br /> <br />Associate Planner Wald advised the sketch plan is proposing to develop 287 townhomes, which <br />equates to a gross density of 10 units an acre. The R-3 district permits 7-15 units per acre density <br />and the MU-PUD district allows R-3 densities and development standards. Since the sketch plan <br />is proposing a high density development, staff completed the review of the development using <br />the R-3 standards. She noted that since the property is zoned MU-PUD the Planning <br /> <br />Planning Commission/November 6, 2003 <br /> Page 13 of 17 <br /> <br /> <br />