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Th~ proposed land use will produce more traffic than the existing land use, and the scope of this <br />increase in traff~c will be outlined in the traffic generation analysis that is forthcoming. It is <br />estimated that the County will require the construction ora turn lane on Nowthen Boulevard at <br />151st Lane. Such an upgrade will improve the safety of that intersection. <br /> <br />Some residents have expressed concern over the safety risks associated with the slope of existing <br />151st Lane and the amount of traffic proposed at the intersection. The City Engineer is exploring <br />the slope to determine if the added intersection will compound a safety issue. The traffic <br />generation report will outline the impact of the proposed development and a verbal report will be <br />given. <br /> <br />It is common practice to focus more dense housing in areas that are adjacent to major collectors <br />or arterial streets. The reasoning for this to provide easier access to dense housing when it is <br />located near busy streets and also that it is more difficult to market single family housing <br />adjacent to high-volume streets. This development proposes to locate attached townhomes <br />immediately adjacent to two arterial streets. Also, the surrounding land use to the north is <br />Medium Density Residential, thus Staff supports this land use on the northern portion of the site. <br /> <br />2. The Community's expenditures for new or additional services required by the proposed land <br />use will be recovered if the proposal goes forward. <br /> <br />Under the current proposal, the land use change will produce approximately 26 more housing -'~ <br />units than if the property were developed at a low-density residential land use. Without further <br />analysis, it is difficult to determine the financial impact of this land use change. The costs of <br />public infrastructure improvements and including street, sewer, water, stormwater piping, and <br />other utility installation will be the responsibility of the developer. It is estimated that the fees <br />and taxes generated from tl-ds project will cover the additional expense incurred by allowing the <br />land use change. <br /> <br />3. Environmentally sensitive resources should be known, and as per section 9.21.01 of the city <br />code "development shall be so regulated as to minimize risk of environmental damage to these <br />areas. <br /> <br />The proposed land use change increases the amount of housing units on this property, thus <br />increasing impervious surface coverage. However, the development is respecting the wetland <br />buffer ordinance and the applicable setbacks. The proposal plans to preserve 63% of the trees on <br />the site and proposes 36% of the total land area to be dedicated for usable open space/recreation <br />areas. Stormwater is proposed to be ponded on-site, in accordance with applicable City Code <br />sections. <br /> <br />4. The potential of the parcel containing a greenway corridor or open space area should be <br />reviewed and if present, appropriate preservation strategies shall be employed. <br /> <br />The proposed subdivision provides public access to the existing wetland open space areas by <br />constructing a trail outside the wetland buffer, extending from the existing trail on Alpine to the <br /> <br />94 <br /> <br /> <br />