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River Park/P 04-09 September 20, 2004 Page 3 greater flexibility in designing the project. When reviewing a zone change, the City Council should evaluate the consistency of the request with the underlying land use, the consistency of the use with the proposed zoning district, and the compatibility of the requested zoning district to adjacent uses and zoning. In the case of a Planned Unit Development, the City can also evaluate what the City is gaining in exchange for granting the zone change. The table below compares the net densities of the proposed project with those of the R1d and R3 zoning districts. The net density excludes wetlands, street right-of-way and parkland. Zoning # Units Net Density Proposed PUD 608 units 4.41 units/ ac. Country Crossing 3,d Rid 70 units 2.7 units/ ac. If developed as Rid Rid 353 units 2.7 units/ ac. If developed as R3 R3 1,240 units 8.0 units/ ac. All four of the above examples are consistent with the MR (Medium Density Residential) land use designation regarding density. Tbe request to change the zoning from Rid Single Family Residential to PUD Planned Unit Development is consistent with the underlying land use designation of Medium Density Residential. It is compatible the adjacent property to the south, as the property is likely to be developed under a PUD designation. The property to the east is larger lot single family residential; the proposed PUD includes single family residential abutting those properties. Conditional Use Permit and Preliminary Plat Density The project includes a mix of 280 townhouses and 328 single family lots on 224 acres. The net density of the project, excluding wetlands (39 acres), street right-of-way (35 acres) and parkland (12.4 acres) is 4.41 units/acre. For comparison, Country Crossing 3,d Addition, which is zoned Rid, has a net density of 2.7 units/acre. If this property were developed at 2.7 units per acre (2.7 units x 138 acres), there could be 372 units. If this property were developed at the R3 maximum density, which is 8 units/acre, there could be 1,240 units. Layout Streets The street layout is a modified grid system. The main access into the project is in the northeast comer, off of Cleveland Street. The main entrance is a parkway with a center median. The main street runs diagonally through the site from the northeast comer to the southwest comer. In the center of the site is a park. About a 1000 feet south of the main entrance a second access is provided from Cleveland Street. Internal connections to adjacent properties are provided. An access is provided to the adjacent 40 acre Turner property, located in the southeast comer. Two connections are S:\PLANNING\Case Files\2004\P 04--09 River Park\PO+09CC9-20.doc