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Memo to Planning Commission/13 01-14 November 27,2001 Page 3 • Analysis Rezoning Request The applicant is requesting a rezoning from R1d, Single Family Residential, to R3, Townhome District in order to allow the mixed residential use to be approved. The underlying land use designation for this parcel is Medium Density Residential,which would allow up to 7.92 units per acre in density. The applicant's proposal is suggesting a gross density of 4.2 units per acre. The net density (total area minus land not owned by the applicant,right of way,and wetlands)is 4.78 units per acre,which would be consistent with the underlying land use of Medium Density Residential Preliminary Plat The preliminary plat consists of 149 individual dwelling lots,either single-family,rambler townhomes or condominiums. There are also three common lots provided in the plat and two outlots, Outlots A and B. Outlot A is intended to be used for an entry feature and will preserve a stand of trees along the east property line adjacent to Hillside City Park. Outlot B will provide a trail connection to Hillside City Park to the east. The project can be divided into three parts;the single family area along the east property line,the rambler-style townhomes clustered in the center of the site around the large wetland complex,and the condominium portion adjacent to Twin Lakes Road and the high pressure 411 gas main easement. Single Family Portion The single-family portion of the project is located on either side of Street C and adjacent to Hillside City Park. The proposed lots for the single family portion comply with the minimum lot area (12,000 square feet) and lot width (80 feet) requirements of the R3 District. The location of the single-family lots takes advantage of the adjacent City park facility. Rambler Townhome Portion Overview The rambler-style townhomes are located within the center of the project on private roads with access from Street B. The applicant is proposing similar units to the existing Trott Brook Farm development; however, some units will have side-loaded garages instead of front-loaded garages. Of the 58 proposed rambler townhome units, 14 (24 percent) will utilize the side-loaded garage feature. In order to do a number of the walkout and lookout style units, grading will need to occur to create the topography needed for these styles of units. III S:\PLANNING\MICHMC\PLREPRTS\P01-14 Part 2.DOC