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R -1 SINGLE FAMILY RESIDENTIAL <br />One option would be keeping the zoning for single family. Due to <br />the limited size of the site, this property would be difficult to <br />develop for single family and still achieve the buffering which <br />would be desirable from the surrounding land uses. In addition, a <br />significant portion of the site is not buildable due to the <br />terrain. As a result, it may be possible to develop only five or <br />six single family homes which would remain an isolated neighborhood <br />since the surrounding lands are designated for more intense uses. <br />B -3 GENERAL BUSINESS <br />With regard to the current zoning, a general business zoning on the <br />subject property may seem to be the most appropriate. Commercial <br />uses exist to the east and west, and commercial zoning is in place <br />on the south. However, this site would be a difficult commercial <br />site to develop, again due to topography, but also due to the <br />location of the site, somewhat isolated at the end of a cul -de -sac <br />street. Without the commercial traffic levels, it may be a long <br />time before the site would develop commercially. If it eventually <br />did, there could be a traffic generation issue to deal with since <br />there are no alternative routes to the site, other than via <br />Minnesota. <br />R -2 MEDIUM DENSITY RESIDENTIAL <br />This land use is proposed by the developer. As a slightly more <br />dense development than a single family project, more of a <br />neighborhood can be created. In addition, townhome development is <br />typically better suited to take advantage of the difficulties of <br />smaller, or steeper sites. A critical issue for a townhome <br />project, however, would be the buffering of the development from <br />the commercial uses bordering it. The project proposed by the <br />developer would consist of 22 units on a six acre site, <br />approximately 3.7 units per acre. The common area of the site <br />could be landscaped in such a way as to create a buffer where <br />required. <br />Conclusion <br />The current R -1 Zoning would not appear to be appropriate for <br />development of the site. While B -3 Zoning could be compatible, an <br />intense commercial development would have to be reviewed carefully, <br />due to the traffic concerns on Minnesota. In addition, the <br />isolation of the site make it a questionable commercial site in any <br />case. The R -2 designation would permit townhomes by Conditional <br />Use Permit. We believe that the townhomes would be a compatible <br />2 <br />Page 48 <br />