Agenda - Planning Commission - 07/10/2006

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Preliminary Plat: Skyline Pointe June 30, 2006 Page 6 of 8 Environmentallv sensitive resources should be known and develo~ment shall be so reeulated as to minimize risk of environmental damage to these areas. The proposed land use change increases the mount of housing units on this property, thus increasing impervious surface coverage. However, the development is respecting the wetland buffer ordinance and the applicable setbacks. The proposal plans to preserve 63% of the tree cover on the site. Stormwater is proposed to be treated on-site, in accordance with applicable City Code sections. The l~otential of the l~arceI containinz a ~eenwav corridor or ooen sCace area should be reviewed and if present, a~oro¢fiate ~reservation strategies shall be em¢loved. - The proposed subdivision provides public access to the existing wetland open space areas by constructing a trail outside the wetland buffer, extending from the existing trail on Alpine to the existing trail on Nowthen Blvd. Access to open space and preservation areas will be significantly increased with any development of this area. Sewer and water cavacitv is adeouate to service the vroeosed develovment Sewer and water pipes are currently installed in this location, and the capacity exists to service this area with medium density residential. The type of density transition that w/II be utilized as Cart of the land use shaI1 be identified and avvroved by the City Council It is staff's opinion that, while the development is proposing less density adjacent to the existing urban residential lots, a better effort could be made to transition from single-family to townhomes through the reduction of the number of units on the southwest comer of the plat. Staffis recommending that the low density residential land use is maintained for the Haubrich Addition piece of the development to be more compatible with the existing single family development. A landscape buffer is proposed, through tree preservation and proposed plantings. Planned Unit Development (PUD) Requirements: The following criteria have been set forth in City Code for analyzing the content of a proposed development seeking a rezoning to PUD: High Oualitv Desien and Coml~atibilitv with Surroundine Land Uses The proposed townhomes appear to exceed the requirements for building design and materials within City Code. The use of brick is emphasized, and the design of the proposed bungalows in the submitted building elevations is unique and context-sensitive. Surrounding land uses are single-family to the west and south and medium density townhomes to the north, k would be difficult to develop single-family housing directly on the County Road, so it generally makes sense to guide higher density near the county road. However, there is a single- family neighborhood directly adjacent to this development to the south and west. Staff recommends, as part of the PUD, that additional single-family units are added to provide a more sufficient density transition to the existing neighborhoods. Provision of a Wider Range of Housine Trees, Price Ranees. and Srvles A greater mix of housing types and styles is presented as part of this PUD. The request for a rezoning to PUD is to provide a mix of housing styles and types.