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<br /> <br /> <br />3. Proximity of adjacent future development. With the design of the subdivision <br />as proposed, the adjoining property to the west will be left with little options for <br />development other than a similar straight cul-de-sac street down the hill, but with <br />only a single loaded street (that is, the street on this property would need to abut <br />the rear yards of the homes in the proposed Lincoln Preserve subdivision, or the <br />existing homes in the Gervais Woods project to the west. It is reasonable to <br />assume that such a future street along rear lot lines would not be welcomed by <br />established residents. Short of agreement from the neighboring property owner <br />to cooperate in a joint development, it is not clear how to avoid this situation, or <br />the future conflict that would result. <br /> <br />4. Alternative road alignment. One option to consider would be a slightly altered <br />road alignment for the Lincoln Preserve project. This alignment would carry the <br />street farther into the property and curve it back toward the cul-de-sac at an <br />angle, rather than a straight, north-south alignment. A sketch of this concept is <br />illustrated as an attachment. <br /> <br />The intent here would be two-fold. First, by shifting the building pads on the east <br />side of the new street farther east, the retaining wall would likewise be shifted to <br />the east, leaving less inaccessible land below the wall. Second, this allows some <br />of the house pads on the west side of the street to also be shifted eastward, <br />which would accommodate a greater separation from a future abutting roadway, <br />and the planting of an extensive landscape screen above the wall to further <br />mitigate the impact of such a road. <br /> <br />This is offered as a suggestion for consideration by the applicant. There are <br />likely to be issues requiring additional attention, not least of which would be the <br />engineering necessary to accommodate this design. <br /> <br /> <br />Summary and Recommendation <br /> <br />As noted, no recommendation is offered as a part of a Concept Review. The Planning <br />Commission and City Council should consider the issues identified in this review and <br />comments made by the City Engineer, together with others raised during the public <br />review, and provide the applicant direction at they pursue the more formal preliminary <br />plat application. <br /> <br />pc: Heidi Heller <br /> Jessica Jagoe <br /> Steve Westerhaus <br /> Lee Elfering <br /> <br /> <br /> <br />