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is somewhat reduced due to visibility problems from Little Canada <br />Road and the separation of the site from the Marketplace Center <br />by the Garden Terrace Apartments. While the site does not have <br />direct access onto a collector street, it is just 200 feet away <br />from Little Canada Road and does not require traffic to circulate <br />through lower intensity areas. <br />One issue the City should address is the potential impact on the <br />property to the east, a single family neighborhood. The only <br />separation is, the Soo Line Railroad right -of -way. We believe <br />that the site can be landscaped to address visual concerns. <br />DENSITY <br />The site is 3.8 acres in size. The Zoning Ordinance addresses <br />unit count by type. If the units were to be 100 percent two <br />bedroom, the site could accommodate up to 82 dwelling units. All <br />one bedrooms would permit a building of up to 110 units. A "50- <br />50 split" would allow 94 dwelling units. The concept plan shows <br />100 units. This unit count would require no more than 31 two <br />bedroom units and at least 69 one bedroom units. The actual unit <br />count will be clearer with more detailed information from the <br />developer. <br />MARKET <br />The City is considering the requirement of a market feasibility <br />study which defines the project, its market area and the ability <br />for the market area to support this project and its particular <br />density and rent structure. One of the concerns over this type <br />of project is that when rent subsidies are no longer available, <br />will the market be able to support the project without then. The <br />City wants to be assured that any investment or compromise it may <br />make in such a project will secure a project which meets its <br />social goals in the long run. This is the reason cities are <br />empowered to make such investments. <br />SUMMARY <br />The Planning Commission should comment on general land use <br />acceptability and density for the purpose of guiding the <br />processing of this proposal. As noted, if the developer proceeds <br />with this project, additional applications for rezoning and <br />conditional use permits will require further Planning Commission <br />review. <br />cc: <br />Joel Hanson <br />Kathy Glanzer <br />John Palacio <br />Tom Sweeney <br />Don Carley <br />Skip Sorensen <br />3 <br />Page 19 <br />