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The proposed 44 unit building would require an upland lot are of more than 2.5 acres. <br />Based on the amount of pond, wetland, and retained commercial area, it would not appear <br />from the Concept Plan that the property would support that level of development. Because <br />this plan is conceptual only, there is no specific delineation or calculation of developable <br />area. As such, a future survey would be needed to confirm development density. <br />If the site is found to be able to support 44 multiple family units, it would be likely that <br />townhouse development capacity would be approximately 22 units. The City may consider <br />the differences in the levels of traffic generation from this site as a part of its zoning <br />decision. <br />As noted above, the building size and massing would also be affected by this proposal. <br />A multiple family building may be expected to be more than 35 feet in height. Townhouses <br />(even two -level buildings) would most likely be less than 25 feet in height. Because the <br />neighboring land uses to the east are predominantly single family residential, building size <br />may also be an issue to consider in the rezoning of this property. <br />A final issue to consider would be location, and the City's objective to direct major senior <br />housing facilities to the Rice Street/Little Canada Road area as a component of the City's <br />redevelopment concept. It is envisioned that a greater concentration of support services <br />would be located in the redevelopment area, including commercial opportunities and public <br />services such as transit. <br />Summary and Recommendation <br />The proposal for a rezoning to R -3 of the subject property would raise issues of density, <br />traffic generation, building size and compatibility, and land use location. Based on the <br />conceptual nature of the information submitted, it is not possible to precisely calculate the <br />unit capacity of the site. However, the Comprehensive Plan and the discussions <br />supporting the City's redevelopment concepts would suggest that if this site was to be <br />rezoned for residential uses, it should be directed to townhouse style buildings and <br />densities. Staff would not recommend the rezoning to R -3 for this parcel. If a residential <br />rezoning is to be considered, planning staff would recommend R -2, Medium Density <br />Residential. <br />cc: Kathy Glanzer <br />Greg Schroeder <br />Steve Westerhaus <br />Terry Maurer <br />Monanari Homes <br />Page 24 <br />