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requirements allowing up to 12 dwelling units per acre. For comparison, the R -3 District permits up to 6 dwellings per acre. The proposed density with this application is in balance with surrounding areas such as Wenzel Townhomes to the west, which provides approximately 10 . dwelling units per acre and Marshan Lake CIC 27 Tier 3 provides nearly 15 dwelling units (14.6) per acre. The proposed site plan is also within Shoreland Management Overlay Ordinance provisions which allow up to 15 dwelling units per acre (1 dwelling per 2,900 square feet of area). In 2002 the site was re- designated to medium density from the previous designation of high density. Due to recent developments, the re- designation of the subject lands from high - density posses future and current issues since they were developed to R4 standards. Hence, this re- designation causes the potential of severe financial hardship due to their non - conforming nature. The following include the rational and basis of our request: (1) Sets to accommodate the adopted goals and density requirements of the adopted Livable Community Goals of Resolution No. 98 -175. (2) The change conforms to all criteria imposed by applicable goals and policies of the comprehensive plan in Tight of its intent statements. (3) The site is bounded by higher - density development to the north, east and west and commercial development to the south. (4) The proposed change is logical and harmonious with the land use pattern for the greater area as shown on detailed and general plan maps. (5) The omission of Marshan Lake townhomes in the Comprehensive Plan does not recognize Marshan Lake development on all maps and text (i.e. data pertaining to Marshan is omitted on pages 7, 9, 13, 57, 109, 123, 125 and others; Marshan site improvements are noted on pages 69, 75, 105 and others). (6) The effect of the proposal on the neighborhood, the physical characteristics of the subject property, and public facility improvements and services: improvements required of Marshan first phase. (7) Utilizes existing public facilities; thereby, does not cause wasteful investment of public resources. (8) Improves on the variety of housing choices. (9) Developed and patterned as part of a phase determined not to be environmentally detrimental. (10)Rejuvenates a deteriorated site. (11)Assures that growth is accompanied by adequate infrastructure. Marshan Second Comprehensive Plan Amendment, CUP, PUD and Site Plan Request October 28, 2003 g';',1.---;161..;.';',1"11-::f.1 OCT 2 ; 2003 cITY rrj2JJ ^I 3