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411 Century Farm North <br />Page 2 of 11 <br />ANALYSIS <br />Existing Conditions. While the physical characteristics of the site make development <br />challenging, such characteristics also offer unique design possibilities. The northeasterly portion <br />of the site is open meadow with scattered brush and trees. The southern portion of the site <br />includes wooded areas, wetlands and a County ditch and borders the Lino Air Park. The western <br />portion of the site is somewhat fragmented due to a number of property exceptions along Sunset <br />Road and includes several acres of unbuildable wetland areas. <br />MUSA Reserve Allocation. To accommodate the proposed development, the allocation of 83.5 <br />acres of MUSA will be necessary. Considering that the Comprehensive Plan calls for the <br />urbanization of the subject property, such allocation is considered appropriate. <br />Land Use and Zoning. The City's Comprehensive Plan calls for sewered low density <br />residential uses in the southwest portion of the site and low density /medium density uses on the <br />balance of the site. While, the proposed land use designations are consistent with the land use <br />directives of the Comprehensive Plan, concern exists that the applicant is proposing to apply the <br />R -3 zone to numerous single family lots within the subdivision. Considering that the R -3 <br />• zoning district does not allow single family dwellings, it is suggested that the R -1 designation be <br />applied to the single family dwellings in the subdivision and that the R -3 designation be applied <br />to the areas in which multi - family units are proposed. <br />To be noted is that the rezoning request also includes a PDO, Planned Develop Overlay to allow <br />airplane hangers, private streets and multiple buildings on a single lot. Additionally, the PDO <br />can accommodate the proposed detached townhome development concept (a deviation from R -1 <br />District requirements). <br />The table below identifies the existing and land use and zoning as well as guided land uses for <br />the area. <br />Location <br />Existing Land Use <br />Guided Land Use <br />Existing Zoning <br />Site <br />Vacant <br />Medium Density <br />Residential <br />R, Rural <br />North <br />Ag /undeveloped <br />Rural <br />R, Rural <br />South <br />Residential <br />Low Density Residential <br />R -1, Single Family <br />Residential <br />East <br />Ag /undeveloped <br />Low Density Residential <br />R, Rural <br />West <br />Residential /City of <br />Blaine <br />Low Density <br />Residential /City of Blaine <br />R, Rural /City of <br />Blaine <br />• <br />