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existing trail on Nowthen BIvd, Public access to open space and preservation areas will be <br />significantly increased with the development of this area. <br /> <br />5. Sewer and water capacity is adequate to service the proposed development <br /> <br />Sewer and water pipes are currently installed near tiffs location, and the capacity exists to service <br />this area with medium density residential. <br /> <br />6. The type of density transition that will be utilized as part of the land use shall be <br />identified and approved by the City Council. <br /> <br />While the development is proposing less density adjacent to the existing urban residential lots, a <br />better effort could be made to transition from single-family to townhomes through the reduction <br />of the number of units on the southwest comer of the plat. A landscape buffer is also proposed, <br />through tree preservation and proposed plantings. <br /> <br />7. No urban development, other than cluster subdivisions as allowed by Section 9.20. l 1 of City <br />Code, will be considered north of Trott Brook until the completion of the Comprehensive Plan <br />Update. <br /> <br />This criterion is not applicable in this circumstance. <br /> <br />Recommendation: <br /> <br />Giving consideration to the above criteria, staff has determined that a land use change may be <br />more appropriate in particular areas of the 11-acre site, but not necessarily on the entire site. Staff <br />feels it is more appropriate to respect the current land use designation in the area that is adjacent <br />to the existing neighborhood because: 1) Iow density residential development is more compatible <br />with the existing residences in terms of site layout and design; and 2) density transitioning is <br />required by City Code, and keeping the existing low density pattern will satisfy density <br />transitioning requirements. Staff recommends keeping Lot 3, Block 1 of Hanbrich Addition Iow <br />density residential which, through the PUD, would accommodate a combination of single-family <br />or detached townhomes at up to 4 un/ts per acre. <br /> <br />Staff is recommending approval of the comprehensive plan amendment to Medium Density <br />Residential for the remainder of the parcels (unplatted) because: 1) accessibility to Alpine Drive <br />and Nowthen Boulevard create a good environment for denser housing opportunities; 2) the <br />northern portion of the site is buffered well by wetland, park, and proposed single family homes; <br />and 3) medium density is a compatible land use in the area, with townhome developments across <br />Alpine Drive. <br /> <br />95 <br /> <br /> <br />